After months of searching, negotiating, and navigating the settlement period, the pre-settlement inspection is where you confirm everything is as it should be when you’re buying a property. Our guide walks you through things to consider, from timing and who should attend, to what to inspect and how to resolve any issues that arise.
16 July 2026 * 8 minute read
It can be a period of weeks or even months between the day you exchange contracts and your settlement date (the day the property officially becomes yours). A lot can happen to a property in this time. The sellers are packing up, removalists are moving furniture, and the home can sustain damage that wasn't there when you first fell in love with it. There could be cracked tiles, new stains or deterioration to the property, or there could have been things removed that were part of the sale contract.
It’s important to read your contract terms to ensure you have a right to inspect the property before settlement to check it’s in the same condition as when the contract was signed. The pre-settlement inspection is your final chance to do this.
A pre-settlement inspection (sometimes called a final walkthrough) is a systematic check of the property you are purchasing, carried out in the days leading up to or on your settlement date. It is distinct from the building and pest inspection you likely completed before contracts were exchanged. That first inspection was about understanding the structural integrity of the property before you committed to buying it. The pre-settlement inspection is about confirming nothing has changed since that point.
During the inspection, you will walk through every room and outdoor area of the property, testing fixtures, checking fittings, and comparing the condition of the home to what you saw at the time of your initial inspection and what is specified in the contract.
Your real estate agent will typically coordinate access to the property with the vendor.
This will depend on your contract of sale, as well as the state or territory your new home is in. In most Australian states, the final inspection usually occurs about one week before settlement date.
Scheduling your pre-settlement inspection at the right time is critical. If you leave it too late, such as the evening before settlement, you have almost no time to do anything if problems are found. Consider scheduling for 3 to 7 days before settlement, as this gives your conveyancer or solicitor enough time to formally notify the seller, negotiate any repairs, and arrange a follow up inspection if needed.
Normally the purchaser would do the inspection. It's common to bring the real estate agent as well. Your conveyancer or solicitor is a useful contact to have on standby, even if they don't attend in person, so you can immediately raise issues if something is found to be in worse condition than during the initial inspection.
Hiring a professional inspector for your pre-settlement inspection is another option if you have the budget. It’s not the same as a full building inspection prior to contracts being exchanged.
A professional inspector brings trained eyes and accountability, and may use specialised equipment to detect hidden issues, such as plumbing leaks behind walls or faulty electrical outlets that a casual walk-through would miss.
A professional pre-settlement inspection means findings are documented formally, and a written report from a licensed inspector carries considerably more weight in negotiations with a seller or developer than your own notes and photos.
Before you head to the property, you might want to gather the following:
A structured settlement inspection checklist keeps you from getting distracted and missing something important. Work through each area of the property systematically.
Test light switches, plug a phone charger into wall outlets to confirm they work, and test heating and cooling systems.
Turn on all taps and showers, check hot water, and flush every toilet to verify pressure and drainage.
Open, close, and lock every door and window to ensure they operate smoothly without getting stuck.
It's important to verify that all appliances included in the sale, such as stoves and dishwashers, are working as expected during the pre-settlement inspection, as these are considered fixed items.
Don't forget to check fences, gutters, and outdoor lighting.
Take clear photos of anything that concerns you. Document the exact location of issues, the nature of the problem, and the date and time. Photo evidence is your most powerful tool if a dispute arises.
Even thorough buyers miss things. Here are the most common oversights:
If you identify something that isn’t as it should be during your house inspection, let your solicitor or conveyancer know. It is the previous owner’s responsibility to remedy any problems before settlement. Do not rely on verbal conversations; put everything in writing, with photo evidence attached.
Your solicitor may communicate the issue to the vendor’s solicitor and come up with a solution that both parties are happy with. If you’re not happy with the suggested solution, let your solicitor know so you can reach a solution that suits both you and the vendor.
Solutions may include rectifying issues before settlement – fixing a leaky tap or removing rubbish, for instance. Alternatively, the vendor might agree to compensate you for the cost of having an issue remedied once you move in. For example, if you agree that it will cost roughly $200 to have the leaky tap repaired, the vendor may be happy to pay you that $200 rather than trying to organise a plumber before settlement.
If the previous owner does arrange repairs to the property, your solicitor may request that a second pre-settlement inspection takes place to make sure you’re satisfied with the repairs, especially if this was to repair significant damage.
There are lots of ways to rectify issues that arise from final house inspections, so don't worry if you need to address a problem. It can be difficult to request vendors fix problems after settlement when they no longer own the property and they have the proceeds of the sale in hand.
In cases where problems are serious enough that they cannot be resolved in time, and the seller is not meeting their contractual obligations, it may be necessary to delay settlement. This is a significant step with legal and financial implications, and you should speak to your conveyancer or solicitor immediately if you believe this may be necessary.
The pre-settlement inspection is not just a box to tick, it is a crucial step that protects your investment and your peace of mind. Consider approaching it with enough time, a clear checklist, and potentially a professional inspector by your side. By the time you walk out, you should be confident the property is in the same condition as the day you signed, all agreed repairs are completed, and you are ready for a smooth settlement.
Once you’ve completed your final inspection, it’s time to move in! After a guide to help ensure that process runs smoothly? Read our Moving House checklist.
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