Buying a home is exciting. Settlement day is even better. But between those two moments sits a step that protects your money, your sanity, and your move-in day timeline. The pre-settlement inspection.
This is your last chance to walk through the property before funds are released, confirm it is in the same condition as at exchange, and make sure every inclusion you paid for is actually there and working. Miss things now and they become your problem after settlement. Nail this step and you get the keys with confidence.
If you are new to the process, start with our friendly explainer on what conveyancing is and why it matters when buying a home. Then keep this pre-settlement inspection checklist handy and work through it calmly, step by step.
Most buyers think of inspections at the end, but the truth is your leverage is strongest before you sign or during the cooling-off period. That’s when you can walk away, renegotiate, or demand repairs. If you’re buying at auction, waiving cooling-off, or just want to know what to check upfront, read our Pre-Contract Inspection Checklist to see what needs attention earlier in the process.
Quick basics
What it is
A buyer’s contractual right to re-inspect the property shortly before settlement to confirm condition and inclusions.
When it happens
Typically within the last week before settlement. Most buyers aim for 2 to 3 business days prior so there is time to fix anything.
Who attends
You, a trusted friend or tradie if you want an extra set of eyes, and often the sales agent to unlock and walk through. Your Titlespace conveyancer coordinates with the seller’s side if anything pops up.
How long to allow
Plan 45 to 90 minutes for a standard home or apartment. Bigger homes and properties with pools, granny flats or extensive outdoor areas take longer.
What to bring
- Your contract and inclusions list
- This checklist in your notes app
- Phone camera and charger
- Small items for testing: phone charger, a marble or golf ball for floor levels, sticky notes to mark issues
- Optional: a plug for sinks, a flashlight, a powerboard to test outlets
The golden rule
The seller must deliver the property in substantially the same condition as at exchange, allowing for fair wear and tear. That means no new damage, no missing inclusions, no unapproved swaps, and no junk left behind unless the contract says otherwise. If repairs or special conditions were agreed in writing, they should be completed and verifiable now.
The master Pre-Settlement Inspection Checklist
Work outside to inside, top to bottom, wet areas to dry areas, then finishes and small items. Take clear photos and short videos as you go. If you find an issue, note the exact location, what you see, and what you expect to be done.
1) Exterior and site
- Access and boundaries
Gates open and close smoothly, latches work, fences present as at exchange. Check letterbox, intercom, doorbell and street number. - Roofline and drainage
From ground level look for cracked or missing tiles, sagging gutters, blocked downpipes, rust or staining. After rain, check for pooling around the slab. - Driveway, paths and steps
No new cracks, trip hazards or oil stains. External lights switch on. Motion sensors still working. - Sheds, carports and external power
Doors open and lock. Any workbenches or shelving noted as inclusions still there. External GPOs are safe and power is live. - Garden and irrigation
Condition roughly matches exchange. Reticulation turns on. Taps not leaking. Hoses and reels included if the contract says so. - Pool or spa if applicable
Water clear and equipment functioning. Pump switches on, filter runs, timer operates. Pool fence and gate self-close. Any compliance certificate promised in the contract has been provided to your conveyancer and matches the property details. - Rubbish and stored items
No abandoned furniture, construction waste or old whitegoods unless agreed. Green bins emptied.
2) Structure and building fabric
- Walls and ceilings
No fresh cracks or movement since exchange. Check around doors, windows and corners. Look for water staining, swelling or peeling paint, especially under bathrooms. - Floors
Use your marble or golf ball to spot unexpected slopes. Boards not lifting, tiles not cracked, carpets free of new stains and pet odours. - Windows and doors
Open, close and lock every window and door. Check keys provided for locks, and that screens and stays are intact. Look for broken cords on blinds and any missing flyscreens that were present at exchange. - Garage and remotes
Roller doors operate by wall button and remote. Remotes work and are handed over. Manual release functions smoothly.
3) Services and safety
- Power
Main power is on, safety switch present, and no tripping with basic load. Test a phone charger at several outlets. Check all hard-wired smoke alarms present, fixed and not chirping. Test intercoms and security systems if included. - Lighting and fans
Turn on every light and fan. Dimmer switches not flickering. Any feature lighting or smart bulbs listed in the contract still installed. - Water, hot water and drainage
Turn on all taps and showers. Check water pressure and temperature. Let hot water run long enough to confirm the system is heating. Plug sinks and check for slow drainage. Flush every toilet and check cisterns for leaks or constant running. Inspect under sinks for drips. - Gas where applicable
Stove ignites on all burners. Gas hot water or heater lights and remains on. No gas smell. - Internet and media
NBN connection point present, lead-in intact, coaxial and data points as at exchange. TV antenna or satellite dish included if shown at exchange. If a smart home hub or mesh was excluded, confirm it is not needed for basic operation of included systems.
4) Kitchen and laundry
- Appliances included
Test oven at bake and grill, stove burners or induction zones, rangehood fan and lights, dishwasher cycle and drain, microwave power, and any integrated fridges or wine fridges listed. Confirm appliance model numbers match those at exchange. - Cabinetry and benches
Doors and drawers open and close smoothly. Soft-close works if demonstrated at exchange. No fresh swelling, chips or delamination. Check stone for cracks and sink cut-outs for staining. - Plumbing
Kitchen and laundry taps run hot and cold without hammering or leaks. Spray hoses retract. Laundry tub not cracked. Washer taps and waste spigot present and in good order.
5) Bathrooms and wet areas
- Showers and baths
Run showers for at least 2 minutes. Look for water escaping beyond screens, slow drains, and grout condition. Bath filler runs and waste holds water with the plug in place. - Toilets and vanities
Cisterns fill, flush and stop. No rocking pans. Vanity doors align and basins hold water with plug. Check mirrors and shaving cabinets for cracks and secure mounting. - Ventilation
Exhaust fans operate and pull air. No mould or fresh water staining.
6) Living, bedrooms and storage
- Walls, floors and ceilings
No new dents, scuffs or nail holes beyond fair wear. If the seller hung art after exchange and removed it, check they repaired the wall properly. - Built-ins
Wardrobe doors slide or hinge smoothly, internal lights work, shelves and rails secure. Study nooks or media cabinets included remain in place. - Heating and cooling
Turn on split systems, ducted air or panel heaters. Confirm even airflow and basic function on heat and cool modes. - Curtains and blinds
Included window coverings operate and are not swapped for cheaper alternatives.
7) Inclusions, exclusions and keys
- Inclusions list
Cross-check against the contract. Common misses include outdoor heaters, wall-mounted brackets, garden ornaments, extra paint tins or spare tiles, pool cleaning equipment, garage shelving and Smart door locks or video doorbells. - Exclusions
If the seller reserved the right to remove something, confirm it is gone and the wall or surface is made good. - Keys, fobs and codes
Collect a complete key set for doors, windows, security screens, meter boxes and padlocks. For apartments, collect building and car park fobs, mailbox keys and any lift booking requirements. Ask for written reset instructions for alarm, smart lock or garage keypad codes.
Special property types
Strata and community title apartments or townhouses
- Building access fobs, car park remotes, pool keys and mailbox keys are provided in full.
- Move-in booked with the building if required. Lift blankets and time windows understood.
- Common property defects are not your responsibility, but anything inside your lot is. Test intercom, buzzer, and any building-supplied services.
- Storage cages match the lot and are empty unless inclusions say otherwise.
Houses with detached structures
- Granny flats, studios, workshops and sheds inspected fully, not just peeked into.
- Power and water to outbuildings function.
- Any unapproved structures discussed at contract time are exactly as disclosed.
New builds and off-the-plan
- You are checking for completion to the agreed specification. Bring the spec list and make notes for any items that need a builder’s touch up.
- Expect minor paint and plaster touch-ups. Focus on function over perfection.
- Collect compliance certificates, warranties and manuals through your conveyancer.
How to document issues the smart way
1. Create an issues log
Write a simple list in your notes app with three columns: location, issue, remedy requested. Example: Kitchen, dishwasher runs but does not drain, seller to have appliance serviced and provide invoice or agree to settlement credit.
2. Take evidence
Photos and short videos are gold. Keep them time-stamped. Capture the wider context then zoom in on the problem.
3. Group issues by type
- Safety or essential services
- Agreed repairs or special conditions
- Functional defects
- Cosmetic items
4. Send once, clearly
Email your Titlespace conveyancer and the agent the same day with your log and media. Clear requests make clear outcomes. We draft the formal letter to the seller’s solicitor with what is reasonable to demand and what is not worth delaying settlement for.
Reasonable outcomes and how they are achieved
Not every mark on a wall is a federal case. Your conveyancer’s job is to turn your log into a fair and fast action plan. Common pathways:
- Fix before settlement
The seller arranges a repair and provides proof. Simple and best for safety or essential service issues. - Price adjustment or settlement credit
Quick when the fix is minor but timing is tight. The parties agree on a dollar amount and adjust on the statement. - Retention at settlement
A small amount of the seller’s proceeds is held in trust for a set period until a repair is completed. Very useful where access to the property will be easier once you own it. - Access prior to settlement
Occasionally both parties agree that your tradie can attend pre-settlement to quote or fix. This needs written permission and the right insurances. - Delay settlement
Rare. Used for serious contract breaches that genuinely stop you from taking the property as promised.
Your Titlespace team will recommend the fastest practical route, then run the legals so you do not end up playing email tennis with the agent or the seller.
Room-by-room quick scan list
Copy this into your notes and tick as you go.
Entry
Door locks, doorbell, intercom, exterior light, mailbox key.
Living
Lights, power, windows, screens, air-con, data or antenna points, no new wall damage.
Kitchen
Oven, cooktop, rangehood, dishwasher, sink and mixer, hot water, drainage, cabinetry, benchtops, splashback.
Bedrooms
Windows, blinds or curtains, wardrobes, power points, fan or air-con.
Bathrooms
Shower screens, water pressure and temperature, drainage, toilet cisterns, vanity, exhaust fan.
Laundry
Washer taps and waste, tub, dryer if included, external vent.
Garage
Door motors and remotes, internal access, lights, GPOs, shelving if included.
Outside
Gates and fences, taps and irrigation, shed, pool equipment and fence, external lights, no rubbish left.
Keys, readings and handover admin
- Meter readings
Photograph electricity, gas and water meters. Send to your providers or keep for your files if they self-read. - NBN and utilities transfer
Book your connections now so you are not hotspotting in a camp chair on day one. We can help you with that, ask your Titlespace conveyancer. - Remotes and manuals
Ask the agent to hand over all remotes and any manuals left in a folder or kitchen drawer. Photograph the serial numbers of major appliances for warranty. - Spare keys and codes
Confirm any smart lock app handover process is completed and temporary codes disabled. Reset garage keypad and alarm master code after settlement.
Common traps to avoid
- Rushing
Give yourself enough time. This is not a courtesy drive-by. It is a legal checkpoint. - Checking from memory
Use your contract inclusions list. If it is not written, it is hard to enforce. - Assuming the seller will fix unlisted cosmetic issues
Focus on function, safety and agreed items. - Overlooking outdoor and roofline issues
Gutters, pooling and exterior lights cost time and money later if ignored. - Not telling your conveyancer the same day
Delay equals risk. Let us advocate early while everyone is still focused on settlement.
How Titlespace makes this painless
- Clear playbook
We set your inspection window and confirm the agent’s availability. - Fast escalation
If you find issues, we write and send the formal notice the same day with photo evidence attached. - Practical solutions
We prioritise solutions that keep your move date intact. Credits and retentions are often faster than scheduling trades two days out. - State-savvy
Titlespace operates across NSW, VIC and QLD. We know the local quirks, the forms that actually get signed, and how to keep everyone moving.
For a smooth settlement experience with real-time updates and zero guesswork, work with a conveyancer who runs at your speed. That is us.
Your simple plan
- Book your inspection for 2 to 3 business days before settlement.
- Walk the property with this pre-settlement inspection checklist and your inclusions list.
- Photograph everything and log issues clearly.
- Send your log to your Titlespace conveyancer the same day.
- We secure the remedy without derailing your move.
Want us to run the whole process for you with fast communication and a clear settlement timeline across NSW, VIC and QLD
Book a Property Session with Titlespace and get a conveyancer who moves as quickly as you do.
The content of this blog post is intended as general information and should be considered broad guidance only. It does not constitute legal, financial, or tax advice and should not be relied upon as such. Every property transaction is different, and we recommend seeking personalised advice from a qualified professional before making any investment or legal decisions.
FAQs that we get. Alot.
Can I bring a tradie to the inspection?
Yes, if arranged with the agent ahead of time. It helps for complex systems like pools, ducted air or solar. Ask them to focus on function rather than quoting cosmetic upgrades.
What if the seller has not finished agreed repairs?
Flag it immediately. We can request completion before settlement or negotiate a credit or retention. Do not accept vague promises. Get it in writing.
What if something breaks between inspection and settlement?
The seller carries the risk up to settlement. If damage occurs after your inspection but before funds are released, notify us. We will request the remedy. If it happens after settlement, it is on you, which is why timing the inspection close to settlement matters.
Can I refuse to settle?
Only in serious cases where the property is not delivered as contracted and there is no acceptable remedy. Most issues are resolved by practical fixes or small adjustments. Refusal is a last resort with real consequences for both parties. We will advise you if it ever becomes necessary.
What if the property is still tenanted?
Your inspection confirms condition, but handover obligations are also tied to vacant possession if that is in your contract. If tenants or their belongings remain, tell us. We will act quickly to enforce vacant possession or secure a solution.
Do I get multiple pre settlement inspections?
Usually one. A second may be reasonable if the seller carried out repairs after the first inspection or if settlement was delayed. It depends on your state and contract terms.
Can I insist on professional cleaning?
Only if the contract requires it. Otherwise the standard is same condition as at exchange. If the seller’s last-minute clean is poor, we can sometimes negotiate a small credit.
What is the difference between fixtures and chattels?
Fixtures are items fixed to the property that generally stay, like built-ins, wall lights and mounted dishwashers. Chattels are movable, like freestanding fridges and patio furniture. Your contract controls this. If in doubt, write it in during negotiations and keep photos from exchange.
