The final inspection is an important step for a property buyer before settlement.
It gives you an opportunity to check the property’s condition and make sure it is generally in the condition you expected after signing the Contract of Sale.
Many buyers think the final inspection is simply a quick walk-through before collecting the keys.
However, there are several things worth checking.
What Is a Final Inspection?
A final inspection, sometimes called a pre-settlement inspection, is an opportunity for the purchaser to inspect the property before settlement.
It is generally not another building and pest inspection.
The purpose is to check that the property is substantially in the condition expected under the Contract of Sale and that agreed inclusions are still present.
Your rights and the timing of the inspection depend on the Contract of Sale and the applicable requirements.
When Should I Do the Final Inspection?
The final inspection is generally arranged close to settlement.
Your conveyancer or the selling agent can help coordinate access to the property.
Try to allow enough time between the inspection and settlement to raise any significant issue that you discover.
If you identify a problem, tell your conveyancer as soon as possible rather than waiting until settlement is about to occur.
What Should I Check During the Final Inspection?
1. Is the Property Generally in the Same Condition?
Compare the property with what you saw when you agreed to purchase it.
Look for any significant changes or damage.
For example:
- New damage to walls, floors or ceilings
- Broken windows
- Damage caused by a storm
- Water damage
- Damage to doors or fixtures
- Significant rubbish or unwanted items
Normal wear and tear can be different from significant damage.
If you notice something unusual, take photographs and contact your conveyancer.
2. Are the Agreed Fixtures Still There?
Check that fixtures and items included in the Contract of Sale remain at the property.
Depending on the contract, this may include items such as:
- Light fittings
- Fixed appliances
- Curtains and blinds
- Ceiling fans
- Fixed heating or cooling equipment
- Built-in appliances
- Other fixtures or inclusions specifically listed in the contract
Do not assume that an item is included simply because it was present when you inspected the property.
The Contract of Sale is important.
3. Are the Appliances Still There?
If appliances are included in the contract, check that they remain at the property.
This may include:
- Oven
- Cooktop
- Rangehood
- Dishwasher
- Heating or cooling equipment
- Other appliances specifically included in the contract
If an item is listed as an inclusion but is missing, notify your conveyancer.
4. Check for New Water Damage
Look carefully at:
- Ceilings
- Walls
- Floors
- Bathrooms
- Kitchens
- Laundry areas
- Areas around windows
Water stains, dampness or new damage may indicate a problem that has occurred since your earlier inspection.
If you see something concerning, take photographs.
5. Check the Doors and Windows
Make sure the doors and windows appear to be in the condition you expected.
Check for obvious damage or broken glass.
You don’t need to conduct a professional security or structural assessment during the final inspection, but obvious new damage should be brought to your conveyancer’s attention.
6. Check the Property Is Vacant If Required
If the Contract of Sale requires vacant possession, check that the property is appropriately vacant.
The seller should generally remove their belongings and rubbish unless particular items have been agreed to remain.
If the property is not vacant when it should be, contact your conveyancer immediately.
7. Check the Garage, Shed and Outdoor Areas
Don’t only inspect the main living areas.
Check:
- Garage
- Carport
- Shed
- Garden
- Backyard
- Driveway
- Storage areas
- Other areas included with the property
Make sure agreed inclusions remain at the property.
8. Check the Property Has Not Been Damaged Since Your Last Inspection
A property can sometimes be damaged between contract and settlement.
For example:
- Storm damage
- Fire
- Water damage
- Broken windows
- Accidental damage
- Damage caused while the property was being vacated
If there has been significant damage, contact your conveyancer immediately.
9. Check the Property Has Been Left Reasonably Clean
The exact requirements regarding cleanliness depend on the Contract of Sale and the circumstances.
Don’t expect the property to necessarily be professionally cleaned unless this has been agreed.
However, if the seller has left a significant amount of rubbish or belongings that should have been removed, raise the issue with your conveyancer.
10. Check Any Agreed Repairs
If the seller agreed to carry out particular repairs or works, check whether those works appear to have been completed.
Keep a copy of any written agreement or contract condition relating to the repairs.
If the agreed work has not been completed, tell your conveyancer before settlement.
Is the Final Inspection the Same as a Building and Pest Inspection?
No.
A building and pest inspection is generally undertaken to investigate the condition of the property and identify potential building defects or pest issues, depending on the scope of the inspection.
A final inspection is different.
It is generally a pre-settlement check to make sure the property is in the expected condition and that agreed inclusions remain.
If you want protection relating to building and pest issues, it is important to understand the relevant Building & Pest condition before signing the Contract of Sale.
What If I Find a Problem at the Final Inspection?
Don’t panic.
Take photographs and contact your conveyancer as soon as possible.
Your conveyancer can review the issue and the Contract of Sale and communicate with the seller’s conveyancer or solicitor where appropriate.
Depending on the problem, possible solutions may include:
- The seller rectifying the issue
- An agreement between the parties
- An adjustment or other settlement arrangement
- Further inspection or investigation
- Another appropriate contractual solution
The appropriate response depends on the circumstances.
Can I Refuse to Settle Because of a Problem?
You should not simply refuse to settle because you discover an issue during the final inspection.
Whether an issue gives you a right to delay or refuse settlement depends on the contract and the nature of the problem.
Speak with your conveyancer before taking any action.
What If Something Is Missing?
If an item that should remain under the Contract of Sale is missing, take photographs and notify your conveyancer.
Your conveyancer can review the contract and determine what steps may be appropriate.
This is one reason why it is useful to have a copy of the Contract of Sale and any relevant special conditions available when conducting the final inspection.
What If the Property Is Damaged Before Settlement?
If you discover significant damage before settlement, contact your conveyancer immediately.
Do not assume that you simply have to accept the damage.
The Contract of Sale and applicable legal provisions will determine the parties’ rights and obligations.
Your conveyancer can review the circumstances and explain the next steps.
What If the Seller Has Not Removed Their Belongings?
If vacant possession is required and the seller has left belongings behind, notify your conveyancer.
Do not arrange for the items to be removed or disposed of yourself without obtaining appropriate advice.
There may be contractual or practical issues that need to be addressed first.
Can I Do the Final Inspection on Settlement Day?
The timing of the final inspection depends on the circumstances and arrangements for the transaction.
It is generally better to allow enough time before settlement to identify and address any significant issue.
If the inspection occurs immediately before settlement, there may be limited time to resolve a problem.
Ask your conveyancer or the selling agent about arranging the inspection at an appropriate time.
What Should I Bring to the Final Inspection?
You may find it useful to bring:
- A copy of the Contract of Sale
- A list of agreed inclusions
- Your phone for photographs
- A copy of any agreed repair list
- A notebook or notes app
You don’t need specialist equipment for a normal final inspection.
The purpose is to identify obvious issues rather than conduct another professional building inspection.
Final Inspection Checklist
Before leaving the property, consider checking:
☐ Property generally appears in expected condition
☐ No obvious new damage
☐ Fixtures remain
☐ Agreed appliances remain
☐ Doors and windows appear intact
☐ No obvious new water damage
☐ Garage and outdoor areas checked
☐ Agreed repairs completed
☐ Seller’s belongings removed if vacant possession is required
☐ No significant rubbish left behind
☐ Any concerns photographed
☐ Any concerns reported to your conveyancer
Common Mistakes Buyers Make
Treating the Final Inspection as a Building Inspection
It serves a different purpose.
Only Checking the Main Rooms
Remember to check garages, sheds, gardens and other areas included with the property.
Forgetting the Contract Inclusions
Check that items included in the contract remain at the property.
Waiting Until Settlement to Raise a Problem
Tell your conveyancer as soon as possible if you find something concerning.
Assuming Every Problem Means Settlement Must Be Delayed
The appropriate response depends on the contract and the circumstances.
Agreeing to Something Without Documentation
If the parties agree to a repair, adjustment or other arrangement, make sure it is properly documented.
Frequently Asked Questions
What is a final inspection?
It is an opportunity for the buyer to inspect the property before settlement and check its condition and agreed inclusions.
Is a final inspection the same as a building and pest inspection?
No. A final inspection is generally a pre-settlement check and is not a substitute for a professional building and pest inspection.
What happens if I find damage at the final inspection?
Take photographs and contact your conveyancer immediately. The Contract of Sale and circumstances will determine what options are available.
Can I refuse to settle because I found a problem?
Not automatically. Speak with your conveyancer before deciding not to proceed with settlement.
What if an item included in the contract is missing?
Notify your conveyancer. They can review the Contract of Sale and advise on the appropriate next step.
What if the seller hasn’t removed their belongings?
If vacant possession is required, notify your conveyancer. Do not dispose of the seller’s belongings yourself without appropriate advice.
Should I check the property again before settlement?
Yes, buyers should consider arranging a final inspection in accordance with the contract and applicable requirements.
How Prox Conveyancing Can Help
At Prox Conveyancing, we help Victorian buyers prepare for settlement and understand what needs to happen before they become the registered owner of their property.
If you identify an issue during your final inspection, contact your conveyancer promptly.
We can review the Contract of Sale, consider the issue and communicate with the seller’s conveyancer or solicitor where appropriate.
A final inspection is one of the last opportunities to identify a problem before settlement, so it is worth taking the time to check the property carefully.
About the Author
Meet Sally
Sally Kwok is a Licensed Conveyancer and the Director of Prox Conveyancing. With more than 16 years of experience in the conveyancing industry, she is committed to helping buyers and sellers navigate Victorian property transactions with confidence. Sally is passionate about providing clear communication, practical guidance and personalised service throughout every stage of the conveyancing process.
👉 Learn more about Sally on our About page.
About Prox Conveyancing
Prox Conveyancing is a Victorian conveyancing practice providing professional conveyancing services for residential property transactions across Victoria. We assist buyers, sellers, investors and families with a wide range of conveyancing matters, delivering personalised service, transparent communication and professional support from contract through to settlement.
👉 Learn more about Prox Conveyancing on our About page.
This article provides general information only and is not legal advice. Every property transaction is unique, and the information above may not apply to your particular circumstances. If you require advice about your specific situation, please contact a qualified legal professional or licensed conveyancer.