Pre-Settlement Inspection Checklist: What to Look For Before You Move In

Updated 1 September 2026: This guide has been expanded to include pre-settlement inspection guidance for South Australia and the ACT, alongside NSW, Victoria and Queensland, and updated to clarify how inspection rights can differ depending on the contract and jurisdiction.

Buying a home is exciting. Settlement day is even better. But between those two moments sits one final checkpoint that can protect your money, your sanity and your move-in day timeline: the pre-settlement inspection.

This is usually your final opportunity to inspect the property before settlement, check that it is in the condition required by the contract, and confirm that agreed inclusions and repairs are accounted for. Problems are generally much easier to raise before settlement than after the transaction has completed.

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 your strongest opportunity to investigate the property is often before you sign or during any applicable cooling-off period. If you are buying at auction, waiving cooling-off, or simply want to know what should be checked earlier, read our Pre-Contract Inspection Checklist.

What Is a Pre-Settlement Inspection?

A pre-settlement inspection is a final inspection of the property shortly before settlement. Its purpose is to check that the property is in the condition required by your contract, that agreed inclusions remain, and that any promised repairs or special conditions have been dealt with.

Your exact inspection rights depend on the contract and the state or territory where you are buying.

When Should I Do the Inspection?

Usually during the final week before settlement. For practical purposes, many buyers prefer to inspect 2 to 3 business days before settlement so there is still time to raise an issue if something is wrong.

Who Normally Attends?

Usually you and the selling agent. You may also want a trusted friend or appropriately qualified tradesperson with you, particularly where you need help checking an agreed repair or technical issue.

Your Titlespace conveyancer does not normally attend the physical inspection. But if you find a problem, tell us immediately so we can assess your contractual position and raise it with the seller’s legal representative.

How Long Should I Allow?

Allow around 45 to 90 minutes for a standard home or apartment. Larger homes and properties with pools, granny flats, sheds or extensive outdoor areas can take longer.

What Should I Bring?

Essential	Contract and inclusions list
Documentation	Phone camera and this checklist
Testing	Phone charger, sink plug and flashlight
Optional	Powerboard, sticky notes, marble or golf ball

The Golden Rule

Look for:

• New damage.
• Missing inclusions.
• Items that have been substituted or removed.
• Rubbish or unwanted property left behind.
• Agreed repairs that have not been completed.
• Services or included appliances that no longer function as expected.

If something is wrong, do not assume you can automatically delay settlement, deduct money or demand a particular remedy. Your options depend on the contract, the seriousness of the problem and the applicable law.

Pre-Settlement Inspections by State and Territory

Jurisdiction	What Buyers Should Know	Example
NSW	A final inspection is commonly carried out shortly before settlement to check the property’s condition and contractual inclusions.	Check that an included dishwasher is still present and working and that no new damage has appeared since exchange.
Victoria	Buyers generally inspect at a reasonable time during the week before settlement.	Confirm the property remains in the condition required by the contract and included fixtures remain.
Queensland	Final inspection arrangements are generally governed by the contract.	Check agreed inclusions, special conditions and whether any negotiated repairs have been completed.
South Australia	The contract wording is important in determining your pre-settlement inspection rights and access.	If the seller agreed to repair an air-conditioning unit, use the final inspection to confirm it has been dealt with.
ACT	Buyers commonly inspect shortly before settlement, with particular attention to the contract and included goods.	For a Canberra apartment, check the car space, storage cage, building fobs and included appliances.

Your Pre-Settlement Inspection: 7 Things to Check

1. Exterior and Site

Access & boundaries	Check gates, latches, fences, letterbox, intercom, doorbell and street number.
Roofline & drainage	From ground level, look for obvious new damage, sagging gutters, blocked downpipes, rust or pooling water.
Driveway & paths	Look for significant new cracks, damage or hazards. Test external lights.
Sheds & carports	Check doors, locks, power and any shelving or equipment included in the contract.
Garden	Check taps, irrigation and included garden equipment.
Pool or spa	Check water, pump, filter, timer, fencing and gate. Confirm relevant contractual documentation has been dealt with.
Rubbish	Check that unwanted furniture, whitegoods, rubbish and construction material have been removed where required.

2. Structure and Building Fabric

• Walls and ceilings: Look for fresh cracks, water staining, swelling or obvious new damage.
• Floors: Check for newly cracked tiles, lifting boards, significant stains or damage.
• Windows and doors: Open, close and lock them. Check flyscreens, stays and blinds.
• Garage: Test the door, wall controls, remotes and manual release.

3. Services and Safety

Electricity	Test several power points, switches, lights and included electrical systems.
Water	Run taps and showers. Check pressure, hot water, drainage and leaks.
Toilets	Flush each toilet and check for leaks or constantly running cisterns.
Gas	Where applicable, check included gas appliances operate and there is no obvious gas smell.
Internet & media	Check that NBN, data, antenna and other included connection points remain in place.

4. Kitchen and Laundry

• Appliances: Test included oven, cooktop, rangehood, dishwasher and integrated appliances.
• Cabinetry: Open doors and drawers and look for fresh chips, swelling or damage.
• Benchtops: Check stone or laminate surfaces for significant new cracks or damage.
• Plumbing: Test hot and cold taps, sink drainage, laundry taps and waste connections.

5. Bathrooms and Wet Areas

• Showers: Run them and check screens, drainage and obvious leaks.
• Bath: Check taps, plug and drainage.
• Toilets: Flush and check that cisterns stop running.
• Vanities: Check basins, cupboards, mirrors and fittings.
• Ventilation: Test exhaust fans and look for new mould or water staining.

6. Living Areas, Bedrooms and Storage

• Walls, floors and ceilings: Look for significant new damage.
• Built-in wardrobes: Check doors, shelves, rails and internal lights.
• Heating and cooling: Test included air-conditioning and heating systems.
• Window coverings: Check included curtains and blinds remain and operate.

7. Inclusions, Exclusions and Keys

• Inclusions: Check things like outdoor heaters, wall brackets, garage shelving, pool equipment, integrated appliances, smart locks and video doorbells.
• Exclusions: Confirm excluded items have been removed and any resulting damage dealt with as required.
• Keys: Check arrangements for door keys, window keys, garage remotes, mailbox keys and padlocks.
• Digital access: Ask about alarm codes, smart locks, garage keypad codes and app-based access.

Special Property Types

Apartments, Strata, Community Title and Unit Title

Check	What to Confirm
Access	Building fobs, garage remotes, pool keys and mailbox keys.
Parking	Correct parking space and any exclusive-use rights shown in the contract.
Storage	Correct storage cage or area, empty unless otherwise agreed.
Intercom	Buzzer, handset and building access functions.
Move-in	Lift bookings, loading areas and building move-in requirements.

ACT example: For a Canberra unit-title apartment, confirm the parking space, storage cage and access devices match what you purchased.

SA example: For strata or community title property, check that areas and facilities included with your lot or entitlement match what was agreed.

Houses with Detached Structures

• Inspect granny flats, studios, workshops and sheds properly.
• Check power and water where applicable.
• Make sure agreed inclusions remain.
• Check that the property remains consistent with what was disclosed during the contract process.

New Builds and Off-the-Plan Properties

For a new property, your focus changes slightly. You are comparing what has been delivered against what the contract promised.

• Bring the plans, finishes schedule and agreed specifications.
• Check major fittings, appliances, doors, windows, cabinetry, plumbing and electrical items.
• Photograph defects and create a written list.
• Check the contract’s process for reporting and rectifying defects.
• Understand whether minor defects prevent settlement or are dealt with after settlement.
• Collect warranties, manuals and relevant documentation you are entitled to receive.

ACT example: An off-the-plan apartment contract may set out when you can inspect, how defects must be reported and whether another person can attend with you.

SA example: For a newly completed home or house-and-land package, compare the finished property against the plans, specifications and inclusions agreed in the contract.

You Found a Problem. What Now?

Step 1: Create an Issues Log

Location	Issue	Requested Outcome
Kitchen	Dishwasher runs but does not drain	Issue to be investigated before settlement
Bedroom 2	Included blind missing	Inclusion restored or appropriate resolution agreed

Step 2: Take Evidence

Take photos and short videos. Capture the wider area first so the location is obvious, then take a close-up of the problem.

Step 3: Prioritise the Issue

Highest priority	Safety issues, essential services and serious new damage
High priority	Agreed repairs and special conditions
Medium priority	Functional defects and missing inclusions
Lower priority	Minor cosmetic issues, depending on the contract and circumstances

Step 4: Tell Your Conveyancer Immediately

Send your issues log, photos and videos to your Titlespace conveyancer as soon as possible. We can then assess the contractual position and raise the issue formally with the seller’s side where appropriate.

What Can Happen If There Is a Problem?

The appropriate outcome depends on your contract, the seriousness of the problem and what the parties agree.

Possible Outcome	How It Works	Important
Repair before settlement	Seller completes an agreed repair before settlement.	May suit some essential or clearly agreed items.
Settlement adjustment or credit	Parties agree on a financial adjustment instead of a repair.	Requires agreement and an appropriate contractual basis.
Retention	An agreed amount is retained pending completion of specified work.	Not an automatic buyer right and must be properly documented.
Pre-settlement access	Parties agree to allow a tradesperson to attend before settlement.	Requires permission and appropriate access arrangements.
Settlement delay	Settlement is postponed where the legal position justifies it.	Never assume you can delay settlement unilaterally.

Room-by-Room Quick Checklist

If you don’t want to read the entire master checklist while standing in the property, use this version on inspection day.

Area	Check
Entry	Locks, doorbell, intercom, exterior light, mailbox.
Living	Lights, power, windows, screens, air-conditioning, walls and floors.
Kitchen	Oven, cooktop, rangehood, dishwasher, taps, hot water, drains, cabinetry and benchtops.
Bedrooms	Windows, coverings, wardrobes, power, fans and air-conditioning.
Bathrooms	Showers, screens, pressure, hot water, drains, toilets, vanity and exhaust fan.
Laundry	Washer taps, waste, tub and included appliances.
Garage	Door motor, remotes, access, lights, power and included shelving.
Outside	Gates, fences, taps, irrigation, sheds, pool equipment, lights and rubbish.

Keys, Utilities and Handover

• Meter readings: Photograph accessible electricity, gas and water meters for your records.
• NBN and utilities: Arrange connections early so moving day does not involve hotspotting from a camp chair.
• Remotes and manuals: Confirm handover arrangements for garage remotes and manuals for included systems or appliances.
• Keys and codes: Confirm keys, fobs and smart access are handed over, then reset relevant security codes after settlement.

5 Common Pre-Settlement Inspection Mistakes

Mistake	Better Approach
Rushing	Allow enough time to test the property properly.
Relying on memory	Bring your contract and inclusions list.
Expecting every cosmetic issue to be fixed	Focus on the contract, condition changes, inclusions and material defects.
Ignoring outside areas	Walk the whole property, including garages, sheds, gardens and pools.
Waiting to report problems	Tell your conveyancer the same day.

How Titlespace Helps Before Settlement

Your Pre-Settlement Inspection Plan

Ready for Settlement?

A good pre-settlement inspection is not about finding reasons to panic. It is about confirming that the property you are about to pay for is the property you agreed to buy.

Take your time. Bring the contract. Test the important things. Photograph anything unusual. And if something does not look right, raise it before settlement rather than hoping it will sort itself out afterwards.

Want us to manage your conveyancing with fast communication and a clear settlement timeline across NSW, VIC, QLD, SA and the ACT?

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.