Pre-⁠settlement inspection checklist: what to check before settlement

Before the money moves, arrange a final walk-through to check the home is in the condition you agreed to buy.

If something is wrong, tell your solicitor straight away. Finding a fault does not automatically let you delay settlement, cancel or take money off the price.

Aim to inspect 2 to 3 days before settlement. That's a timing guide, not permission to enter. Your solicitor and agent should confirm your access under the contract, especially if tenants still live there.

Book early enough to report a problem and get advice. Ask whether the seller will have moved out.

If furniture hides an area or a service is off, write down the limitation. Don't tick it as checked.

Take the contract inclusions and special conditions, photos from earlier inspections, any agreed repair list, and your phone for dated photos and notes. If someone is coming with you, check the access arrangements first.

The job is to compare the home with what you agreed to buy. An advertisement might jog your memory, but your solicitor can explain what the contract requires. This walkthrough doesn't replace a building and pest inspection.

Work through the rooms in order, then go outside. Check each written repair agreement separately so it doesn't get lost in a general look around.

☐ Look for new damage to walls, ceilings, floors, doors and windows.

☐ Look for leaks or staining that wasn't there before.

☐ Open and close accessible doors and windows without forcing them.

☐ Check the fixtures and fittings listed in your contract are still there.

☐ Where safe and permitted, try included appliances, lights and air-conditioning controls.

☐ Check taps and toilets for obvious operating problems.

Keep this to checks you can safely make. Don't remove electrical covers, climb into an unsafe roof space or test equipment that needs a qualified person.

☐ Check the garage, sheds and accessible outdoor areas for new damage or rubbish.

☐ Confirm included outdoor equipment hasn't been removed.

☐ Check any garden, pool or outdoor items specifically covered by the contract.

☐ For a unit, confirm the car space and storage cage match your contract or title.

☐ Record anything you couldn't access and ask how it can be checked.

An empty car space isn't necessarily the one on your contract. Check its number and location.

☐ Record accessible meter readings, or ask the agent how final readings will be handled. Stay out of locked or unsafe areas.

☐ Ask your solicitor what smoke-alarm evidence you need for the sale.

Seeing a smoke alarm on the ceiling doesn't tell you whether the home complies. Your walkthrough is not a compliance inspection.

☐ Check each repair against the written agreement, not just whether it looks tidy.

☐ If the agreement required a qualified trade, ask your solicitor what evidence you need.

☐ Confirm how you'll receive keys, garage remotes and access fobs.

☐ Ask about any agreed manuals and warranties.

A fresh coat of paint isn't proof a leak was fixed. Photograph any doubtful repair and ask your solicitor what evidence you need.

Keep the original house-settlement checklist PDF handy if you'd like a separate download.

Check your contract before you plan the move. Does it promise vacant possession, or are you taking over a tenancy?

Vacant possession means handover without tenants or other occupants as the contract requires. It doesn't mean the seller can remove agreed fixtures and inclusions.

Arrange lawful access through the agent or property manager and note any areas you can't inspect. Buying the property doesn't override the tenant's rights.

Using the 5% Deposit Scheme? For an existing home, you must move in within 6 months of loan settlement and meet ongoing occupancy conditions.

If a lease runs past that date, check it with your solicitor and participating lender before committing. A scheme deadline doesn't override tenancy rights.

Take clear photos and write down what you found. Send them to your solicitor promptly, with the relevant contract item or earlier photo if you have it.

Ask what the contract allows, what notice is needed and whether settlement can proceed.

Get legal advice before agreeing to a price change, withholding money, cancelling or telling anyone to delay settlement. The contract wording and the seriousness of the problem both matter.

For example, suppose the contract includes a dishwasher but it's gone at the final inspection. Photograph the empty space and send your solicitor the inclusions page.

They can raise it with the seller's representative and advise on a documented solution. You can't simply deduct the cost of your preferred replacement yourself.

For each problem, record the room, what you found and the relevant contract inclusion or repair agreement. Add a dated photo and note anything you couldn't test. Send one clear list to your solicitor rather than scattered messages to different people.

Keep the original files and your solicitor's response. If a remedy is agreed, ask who will confirm it has been completed and what evidence is needed before settlement.

The linked settlement checklist is an older reference. Use your current contract and your solicitor's instructions if any timing, contact details or requirements differ.

A good inspection doesn't mean the lender is ready to fund. Your solicitor needs cleared funds and settlement arrangements. Your broker checks outstanding loan conditions. Ask what's left before settlement morning.

If you're buying your next home, check any linked sale and key handover as well.

A removalist booking doesn't mean you can collect the keys before settlement is confirmed.

If the remaining problem is with your loan, contact our Brisbane mortgage broking team to check what's outstanding. Send inspection problems to your solicitor so they can advise on your rights under the contract.