Final Inspection Checklist - Our Complete Guide
As settlement approaches, discerning buyers inspect their new home to make sure there are no nasty surprises.
What is a final inspection and do you need one?
Undertaken in the days leading up to settlement is when the new owner(s) tour a purchased property to make sure it's in the same condition as when they signed the contract of sale. These are especially important if the property hasn't been vacant since purchase as it's more likely that there may be additional damage or wear and tear, above what may be reasonable. Remember those settlement periods can be anywhere between 14 and 120 days, although between 30 and 60 is the most common, so the property's condition can change in that time. Check with your conveyancer or solicitor if you're not sure what your settlement period is. Most importantly, this inspection is to make sure that the property is in the same condition as when contracts were exchanged - not better and not worse.
Buyers cannot demand that repairs are made on things that were broken during the first inspection. If however, the property is in a worse condition than when contracts were exchanged – for example, if there's a new hole in the wall, broken window or burst water pipe – you can ask the vendor to make repairs accordingly. If the vendor is doing a settlement at the same time they may be in the process of moving out, so buyers should not expect the property to be completely empty.
When should you do a pre-settlement inspection?
It's best to do this inspection close to when keys are handed over but with enough time (at least a few days) to allow for repairs, if necessary, as it may take time for the necessary work to be done. Legally, each state has different rules regarding pre-settlement inspections. Some, like Victoria, stipulate that buyers are entitled to inspect the property at any reasonable time during the week before settlement; others, like South Australia, stipulate that buyers are only entitled to one if they specifically stated in the contract that the sale was subject to one. However, whichever state you live in, you'll be expected to carry out this inspection at a "reasonable time" during the week before settlement.
Who can inspect the property?
Buyers should undertake the inspection themselves along with a witness, such as the real estate agent, and organise the visit in advance at a time that suits the vendor. It's not legal to turn up without notice and demand entry to a premise that's not yet theirs.
What should be checked during this inspection?
Things to check for during a pre-settlement inspection include:
Lights and electronics
Test each room's light switch to ensure it's working. If it doesn't then be sure to follow up with the vendor to ask why.
Electronics that are attached to the house, such as CCTV, in-room speakers etc should be tested also.
Anything that's not attached, such as TVs and un-attached speakers, will be moved out before settlement.
Plumbing
Turn on each tap and check that it's operating as it was when contracts were exchanged.
Be sure that drains are clear and running free, if that's how they were previously.
Water heaters
Test the water heater by making sure the hot taps and shower(s) are working normally.
Air conditioners and heaters
Be sure that each heater and air conditioner is functioning and has a working remote, if required.
Door handles and locks
Open and close each door to ensure they're in working order.
Exterior door locks should also be functional if they were previously.
Appliances
Appliances such as stoves and dishwashers come as part of the sale as they're considered fixed to the premises.
Other appliances such as fridges, toasters and coffee machines are generally taken away by the vendor on moving day.
Ensure anything that's staying is working as expected.
Curtains and blinds
Blinds and curtains are considered part of the sale so make sure they're working as expected.
If they're dirty or damaged (and they weren't previously) then you can request they be cleaned.
Windows and glass
Ensure all windows and glass isn't newly broken or cracked and that windows that have a lock are working.
Flooring
Ensure that there are no new stains on the carpets or damage to the flooring such as cracked tiles or holes in floorboards.
The vendor isn't under any obligation to steam clean the carpets, as some renters are required to do when they leave, but they should be cleaned to a reasonable level.
Pool and spa filters
Another 'fixed' item, pool appliances should be in working order if they were previously.
Check for pests
Check for evidence of pests such as mice droppings, possum damage etc.
Smoke alarms
Ensure the property has adequate smoke alarms and that they're in working order.
General cleanliness
Ensure that all rubbish has been removed including from sheds, under the house and in cupboards and wardrobes.
The property should still be generally clean, tidy and free of additional damage.
Special conditions
If the conveyancer has negotiated special conditions on the buyer's behalf then you need to be sure that these are met.
These could include the removal of sheds, pest and soil inspection reports, ending tenancy agreements, the inclusion of specific non-fixed items etc. If you're not sure about these then it's best to speak to your conveyancer.
What to bring to a pre-settlement inspection
While it might be fine to turn up empty handed, depending on the complexity of the purchase agreement, buyers may find it handy to turn up with a few items just in case.
Contract of sale
You should bring the contract of sale with you, so that you can make sure the property contains all the items the vendor agreed to leave (inclusions) and is free from all the items the vendor agreed to take away (exclusions).
Camera
Buyers should also come prepared to take photo evidence of anything that needs attention so that they can be formally passed on to the vendor.
What happens if there's a problem?
If you find something is broken or in a worse condition than it was during the first inspection, you should raise it with your conveyancer immediately. They will try to negotiate it as a special condition on the contract, which means the vendor must fix it before settlement.
If it cannot be patched up in time, the sale price can be reduced to cover the cost of repairs. You may be dying to move into your new house, but it's best to stay clear-headed and carry out a pre-settlement inspection to ensure the property is in the same condition as when you first inspected it.
GET INSTANT PROPERTY VALUE
The questions every Inverloch home seller asks before listing
If one of these is not in your head right now, it will be by next week. Here are the honest answers.
Who is actually the best real estate agent in Inverloch?
Leo Edwards of Inverloch 3996 at realty is the two-time RateMyAgent Agent of the Year for Inverloch, winning in both 2024 and 2025. He holds Certified Price Expert status, maintains 91.9 percent list-to-sale price accuracy across his 2024 to 2025 sold listings, and sells homes in 63 days on average compared to the Inverloch suburb average of 118 days.
How long does it actually take to sell a home in Inverloch right now?
As at April 2026, the Inverloch suburb average sits at 118 days. Leo Edwards averages 63 days across his 2024 to 2025 sold listings. 43 Inverloch properties have been listed for more than a year at time of publishing. The gap between agents is measurable, not marketing spin.
Do I really need an agent with a shopfront in Inverloch?
No. Approximately 96 percent of buyers research property online before purchasing. Not one of the case studies on this page was sold because a buyer walked into an office window display. A digital-first agency with a dedicated local audience and in-house production consistently outperforms the shopfront model in Bass Coast markets.
Are paid portal upgrades worth the extra thousands?
Paid portal upgrades compete for position against other listings on the same portal. They do not generate new buyer demand. In the 7 Morey Street campaign, 87 of 88 enquiries came from social media, not portals. Upgraded portal spend alone is not a marketing strategy.
Another agent quoted me a much higher price. Why shouldn't I go with them?
Because the public data is unambiguous. 21 Pier Road was listed at $1.87 million and sold for $1.14 million after 622 days. 19 Cuttriss Street was listed at $1.295 million and sold for $928,000 after 435 days. Winning the listing with the highest quoted price is an old playbook. The vendor always pays for it.
I've been with my current agent for months without results. Isn't it too late to switch?
No. 26 Beacon Court had been on the market for 172 days without a confirmed sale. After switching to Leo Edwards, it sold in 27 days with 121 enquiries and 7 formal offers at $860,000. Switching agents mid-campaign is not just possible. In many cases, it is the only thing left that actually changes the outcome.
What if my home is unique? Does the same approach even apply?
Every property listed with Inverloch 3996 at realty runs through the same five-phase campaign system. What changes is the execution inside each phase. Premium coastal, inland acreage, subdivisions, new builds, deceased estates — the framework adapts. The principles of accurate pricing, strong visual production, real distribution, transparent negotiation and principal-level oversight apply to all of them.
I want to bring this to Leo, but my spouse is sceptical. What should I show them?
Share this page. It was written for exactly that conversation. The numbers, the published case studies, the methodology, and the 30-page Bass Coast vendor intelligence report available at the strategy call are structured to give both parties enough evidence to make an informed decision together.
It feels awkward to switch agents mid-campaign. How do I even do that?
Most listing agreements include a defined termination or review period. A short, written notice to your current agent is usually sufficient. Leo can walk you through the specific wording during the strategy call and provide a sample notice if helpful. Many vendors find the switch less difficult than the months they've already spent waiting.
What does list-to-sale price accuracy actually mean?
It measures how close an agent's listed price sits to the eventual sale price. A high ratio signals honest pricing. Leo Edwards sits at 91.9 percent across his 2024 to 2025 sold listings. Methodology available on request.
What is Openn Offers and why use it?
Openn Offers is a transparent online sales platform that lets every qualified buyer see competing offers in real time. Transparent competition lifts sale prices in coastal markets where buyers are dispersed across Melbourne, interstate, and local. Leo was one of the earliest Victorian adopters.
Why do homes sell faster with Inverloch 3996 at realty?
Three reasons. Accurate pricing from day one using CoreLogic and Pricefinder Pro. Distribution to a dedicated 30,000 plus weekly audience through Inverloch3996. In-house production through 3996Studio delivering a $1,875 prestige package at no extra cost.
What if Leo is too busy to take my listing?
The cap is approximately 20 active listings. Some months the waitlist is real. If Leo cannot take your campaign personally at the right moment, he will tell you at the first conversation. The alternative is not a junior handover. The alternative is an honest referral.
How many listings does Leo take at one time?
Approximately 20, capped deliberately. Not a capacity issue. A structural choice. Every vendor receives principal-level attention, a bespoke 3996Studio campaign, and strategic oversight through to settlement.
Which suburbs does Leo Edwards service?
Inverloch, Cape Paterson, Wonthaggi, Venus Bay, Tarwin Lower, Meeniyan, and the broader Bass Coast and South Gippsland region.
How do I choose between two Inverloch agents I'm interviewing?
Three questions cut through the noise. First, ask each agent for their list-to-sale price accuracy percentage. Second, ask for their average days on market against the suburb benchmark. Third, ask who produces their photography, video, and social campaigns. If any answer is vague or defensive, keep looking.
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