Section 32 Checklist: 10 Things to Check Before You Sign in Victoria
Before signing a contract on a Victorian property, use this checklist to review your Section 32 Vendor Statement. Missing any of these could be costly after settlement.
The Section 32 Vendor Statement is dense, legal, and often over 50 pages when attachments are included. It's tempting to skim it — but missing a key detail can cost you thousands of dollars, limit what you can do with the property, or even give you grounds to pull out of a deal. Here are the 10 most important things to check.
1. Is the Section 32 complete?
A Section 32 must include all prescribed certificates and documents. If required attachments are missing — such as the planning certificate, title search, or OC certificate — the vendor may be in breach of the Sale of Land Act. You may have the right to rescind the contract. Ask your conveyancer to confirm everything required by law is present.
2. Who is the registered owner?
Check that the vendor named in the contract matches the registered owner on the title. Discrepancies can indicate an error — or occasionally fraud. If the property is owned by a company or trust, this should be disclosed.
3. Are there mortgages or caveats on the title?
A mortgage must be discharged before settlement. Confirm this is addressed in the contract. A caveat means someone claims an interest in the property — this needs to be investigated and resolved before you can receive clear title at settlement.
4. What easements are on the land?
Check the Plan of Subdivision for easements and their locations. A drainage easement along the rear boundary may prevent you from building the extension you planned. Get the specific dimensions and confirm whether they affect your intended use.
5. Are there restrictive covenants?
Read any covenant documents attached to the Section 32 in full. Look for restrictions on dwelling type, floor area, materials, subdivision, and commercial use. Check whether any expiry clause applies and whether it's already passed.
6. What are the annual outgoings?
Add up all the outgoings disclosed: council rates, water rates, land tax (if applicable), and owners corporation fees. For apartment buyers, OC fees can add $5,000–$15,000 per year to your costs. Make sure you can afford the total, not just the mortgage.
7. Is there an owners corporation — and is it financially healthy?
If there's an OC, check the attached OC certificate for: current fees, maintenance fund balance, any special levies approved or anticipated, and any litigation. A depleted maintenance fund or an upcoming special levy for cladding remediation can be a major hidden cost.
8. What is the zoning and are there planning overlays?
The planning certificate tells you the zone and any overlays. These affect what you can build and whether council approval is required. Heritage overlays restrict external changes. Vegetation overlays restrict tree removal. Flood overlays affect insurance. Know what applies before you buy.
9. Have building permits been issued in the last seven years?
The Section 32 must disclose any building permits issued in the past seven years. If unpermitted works have been done, you may inherit the obligation to rectify them. Check whether permits issued have been given a final inspection certificate — if not, the works may not have been signed off.
10. Read the Special Conditions in the contract
Special Conditions are added by the vendor's solicitor and can significantly modify your standard buyer protections. Look for conditions that: delete the vendor's standard warranties, require you to pay fees on nomination, restrict your rights to raise requisitions, or release the vendor from disclosures. Any of these warrant specific advice from your conveyancer.
Ready to review your own Section 32?
Upload your document and get a plain-English breakdown of the key clauses, risks, and questions to ask your conveyancer — in minutes.
Analyse my Section 32 →