The final inspection is the last practical checkpoint before your property becomes yours. A clear pre settlement inspection checklist helps buyers in Melbourne’s northern growth corridor confirm that the home is in the condition required by the contract, the agreed inclusions remain, and any negotiated repairs have been completed properly.
It is not a second building inspection and it is not usually an opportunity to renegotiate because you have changed your mind. It is a focused inspection designed to prevent an unpleasant surprise after settlement, when the keys are handed over and the responsibility becomes yours.
A pre-settlement inspection is generally arranged as close to settlement as possible, commonly in the final week or one to two days before settlement. Your contract may set out the buyer’s right to inspect, so check the wording with your conveyancer or solicitor rather than assuming the timing.
Ask the selling agent to confirm an appointment early. This is particularly worthwhile when settlement falls around a public holiday, the property is vacant and trades are completing repairs, or the home is tenanted. In busy areas such as Craigieburn, Epping, Wollert, Mickleham and Kalkallo, settlement dates can move quickly, so leave enough time to raise a genuine issue before funds are due.
Bring a copy of the contract, the vendor statement, your inclusions list, photos from the original inspection and any written agreement about repairs or special conditions. Take photos and short videos during the inspection too. They provide a useful record if something needs to be raised immediately.
Work through the home methodically, starting outside and moving room by room. The aim is not to identify every minor mark or ordinary sign of use. Focus on material changes since you signed, missing items and work that has not been completed as agreed.
The contract is the starting point. Items that appeared during an open inspection are not automatically included unless they are fixtures or specifically listed in the contract. Check that all agreed inclusions are present and functioning, including:
Pay close attention to anything that influenced your buying decision. For example, if the contract includes a dishwasher, do not simply check that it is still under the bench. Turn it on briefly if practical, check the door closes properly and look for obvious leaks. If a split-system unit was included, test whether it powers on and whether the remote is available.
A seller is generally required to hand over the property in the condition contemplated by the contract, allowing for fair wear and tear. Compare what you see with your earlier photos and notes.
Look for fresh damage caused by moving furniture, removed fittings, cracked glass, water leaks, damage to walls or floors, and unexpected rubbish left in the house, garage, garden or roof space where accessible. Check that doors, windows and locks open and close as they did when you first inspected.
Vacant homes deserve particular attention. A water leak, storm damage or a failed hot water system can emerge after the vendor has moved out. Run taps, flush toilets and look under sinks, around showers and near laundry connections for moisture. You do not need to be an expert to notice a strong damp smell, pooling water or a new stain on a ceiling.
You are not conducting a full technical assessment, but a sensible functional check can reveal issues that need prompt clarification. Switch on lights, test a sample of power points with a phone charger if safe, operate the oven and cooktop, run the heating or cooling, and check taps have reasonable water flow.
For homes in newer estates, also inspect the garage door, fencing, gates, drainage grates and external taps. If the property has solar panels, a pool, spa, alarm, intercom or irrigation system, check the contract for what is included and ask about controls, manuals and access codes.
Do not climb onto roofs, dismantle equipment or place yourself at risk. If your earlier building and pest inspection identified an item requiring specialist work, use the final inspection to confirm the agreed outcome, then seek evidence such as an invoice, compliance certificate or warranty where relevant.
If you negotiated repairs, cleaning, removal of goods or another condition before signing, inspect each item closely. A verbal assurance is not the same as completed work. Check that the repair addresses the agreed issue rather than appearing as a temporary patch.
For example, if the vendor agreed to repair a leaking shower, look for completed tiling or plumbing work, test the shower where appropriate and ask for supporting documentation. If they agreed to remove unwanted materials from the yard, inspect the side setbacks, shed, garage and behind garden beds, not just the visible areas.
A repair can be complete but still poor quality. That does not always give a buyer the right to delay settlement, particularly where the contract wording is broad. Your conveyancer can advise on the strength of your position and the most practical next step.
Small nail holes, a scuff on a wall, worn carpet or an ageing appliance may be disappointing, but these issues are often part of buying an established home. The final inspection is strongest when it identifies a clear departure from the contract or a material change in condition.
Raise concerns where an included fixture has been removed, agreed repairs are incomplete, significant new damage has occurred, an essential service no longer works, or the property has been left with substantial rubbish. A vendor should ordinarily remove their possessions and leave the home in the agreed state, but the exact obligations depend on the contract.
For a newly built property or off-the-plan purchase, the process can be more detailed. A practical completion inspection may occur before settlement, and buyers should check finishes, appliances, paintwork, doors, cabinetry, drainage and defects against the building agreement. Do not assume a new home is fault-free simply because it has not been lived in.
Stay calm and document it. Take clear photos or video, write down what you found and note the time of the inspection. Tell the selling agent straight away, then contact your conveyancer or solicitor without delay. Settlement deadlines matter, and the right response depends on the contract, the seriousness of the issue and whether there is time for the vendor to fix it.
Avoid withholding funds, refusing settlement or making a demand directly to the vendor without legal advice. Those steps can create unnecessary risk if the issue does not legally justify delaying settlement. In many cases, a practical solution can be agreed quickly, such as arranging removal of goods, providing a missing remote or completing a minor repair before handover.
If the issue is significant, your legal representative can communicate formally with the vendor’s representative and advise whether settlement should proceed, be extended by agreement, or involve another remedy. Your agent can help coordinate access and conversations, but legal advice should guide any contractual decision.
Allow 30 to 60 minutes for a typical house, more for acreage, larger family homes or properties with substantial outdoor improvements. Bring another person if you can. One person can check rooms and inclusions while the other compares photos, opens cupboards and records concerns.
Before leaving, check every bedroom, bathroom, living area, the laundry, garage, balcony or alfresco, garden, shed and letterbox. Confirm you understand when and how keys will be collected after settlement. If the property will become an investment, make sure your property manager can access it promptly for condition reporting, safety checks and leasing preparation.
At SKAD Real Estate, we see that the smoothest settlements come from buyers who prepare early, inspect carefully and act quickly if something does not match the agreement. A final inspection is a short appointment, but it is your last opportunity to make sure the property you settle on is the property you agreed to buy.
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