Pre-settlement inspection checklist: What to check before settlement

Buying your first home is exciting, but the final days before settlement can also feel overwhelming. A pre-settlement inspection checklist can help you slow down, stay organised and know what to check before settlement is completed.

A pre-settlement inspection gives you a final chance to check the property before it officially becomes yours. It helps confirm the property is in the agreed condition and gives you time to check inclusions, agreed repairs and any obvious changes since the contract was signed.

While a checklist is a helpful guide, it’s important that you fully understand your contract. Your contract sets out what has been agreed between you and the seller, and what should be checked before the settlement date.

If something does not look right, it is worth getting advice from a property lawyer to ensure that your rights are protected.

What is a pre-settlement inspection?

A pre-settlement inspection is usually carried out shortly before settlement. In WA, it is commonly arranged within the five business days before settlement or possession, giving you a final opportunity to check the property before the sale is completed.

A pre-settlement inspection helps you check whether the property has been left in the condition required by the contract. A pre-settlement inspection is not a second building inspection. Generally, you cannot use it to renegotiate issues that were already visible before the contract was signed, unless your contract gives you a specific right to do so.
The key question is whether the property still matches what was agreed.

If you find something wrong, the seller does not automatically have to fix it. It depends on the contract, when the issue arose and whether it was already present when you made your offer.
If something has changed, is missing, or has not been completed as agreed, raise it with your settlement lawyer as soon as possible. Depending on the issue and your contract, it may delay settlement or need to be resolved before settlement proceeds.

Before you go: review your contract

Before your inspection, take time to review your contract. This helps you understand what you are checking against, rather than relying on memory from the first viewing.
Pay close attention to:

• Fixtures, fittings and chattels included in the sale
• Any special conditions
• Agreed repairs or works
• Items that must be completed before settlement
• Whether vacant possession applies
• Notes, photos or documents from earlier inspections

Bring your notes, photos, and relevant documents to the inspection. A checklist is useful, but your contract is the key reference point. It shows what was actually agreed between you and the seller.

Pre-settlement inspection checklist for first-home buyers

Use this pre-settlement inspection checklist as a practical guide during your final inspection. Take your time, move through the property carefully and make notes as you go.

Check the overall condition & general cleanliness

Walk through every room and compare the property to the condition it was in when the contract was signed. You are looking for obvious changes, damage or missing items.

Check for:

• New marks, holes or damage to walls
• New stains, tears or damage to carpets
• Cracked tiles or damage to the flooring
• Scratches, dents or damage to floorboards
• Broken doors, windows or screens
• Ceiling damage or signs of leaks
• Damage caused while the seller was moving out
• Anything that looks different from your earlier inspection

Take photos or videos of anything that concerns you. This can make it easier to explain the issue to your settlement agent or lawyer.

Check fixtures, fittings and inclusions

Confirm that all agreed inclusions are still at the property. Do not assume something is included just because it was there during the first viewing. Make sure to double-check your contract or get professional contract advice.

Common items to check include:

• Light fittings
• Curtains, blinds or shutters
• Dishwasher
• Built-in shelving
• Pool or spa equipment
• Garage remotes
• Alarm systems
• Air conditioning units
• Reticulation controls
• CCTV systems, if included
• Built-in speakers or intercom systems, if included
• Smart home systems, if included

Test appliances, plumbing and electrical items

Test included appliances and basic fixtures where it is safe and practical to do so.

Be sure to check:

• Lights and ceiling fans
• Included kitchen appliances
• Air conditioning or heating
• Accessible power points
• Taps and water pressure
• Hot water
• Toilets
• Showers, drains and visible plumbing fixtures

Do not investigate electrical, plumbing or structural concerns yourself. If something appears unsafe or unusual, make a note, take photos and raise it with your settlement agent or lawyer.

Check doors, windows, locks and access

Make sure you can properly access and secure the property.

Check:

• Internal and external doors
• Windows and window locks
• Security screens and flyscreens
• Sliding doors
• Garage doors
• Gates
• Letterbox keys
• Garage remotes
• Access cards or codes

If the property has an alarm system, smart lock, gate code or shared access point, confirm how access will be handed over at settlement.

Check agreed repairs and special conditions

Review any repairs, works or special conditions included in the contract. Check whether all issues are fixed prior to the settlement date.

Look for:

• Repairs that were agreed in writing
• Work that appears unfinished
• Missing evidence, invoices or warranties where relevant
• Items that do not match what was agreed
• Special conditions that have not been met

Outdoor areas

Do not forget to inspect the outside of the property. Outdoor areas can be easy to overlook, especially if you are focused on the inside of the home.

Check:

• Fences and gates
• Reticulation or sprinkler systems
• Pool or spa equipment, if included in the contract
• Sheds and external storage areas
• Outdoor taps
• Letterbox and letterbox key
• Outdoor lights, where safe and practical
• Obvious signs of pests, such as droppings, nests, damage or unusual odours

What to do if something is wrong

If something does not look right during your pre-settlement inspection, stay calm and document it clearly. Take photos and videos, then write down the date and time of the inspection while the details are fresh.

Next, compare the issue against your contract and any special conditions. This will help you understand whether the concern relates to an agreed repair, a missing inclusion, new damage or something that may have already existed when the contract was signed.

Contact your settlement agent or Perth lawyer as soon as possible. Keep communication in writing so there is a clear record of what was raised and when.

Common first-home buyer mistakes to avoid

A pre-settlement inspection can feel simple, but small oversights can cause stress later.

Some common mistakes include:

• Booking the inspection too close to the settlement
• Forgetting to review the contract first
• Checking how the property looks, but not how key items work
• Not testing included appliances where safe and practical
• Forgetting sheds, garages and outdoor areas
• Assuming fixtures, fittings or furniture are included
• Treating the inspection like a second building inspection
• Forgetting to take photos or videos
• Waiting until after settlement to raise concerns

When to get legal advice

It is best to get advice before settlement if something does not look right. This may include an agreed repair not being completed, a fixture or fitting listed in the contract being missing, new damage to the property, or the seller disputing the issue.

You should also seek advice if you are being asked to proceed despite your concerns, or you are unsure whether the issue affects your rights as the buyer.
A lawyer can help you understand your options before settlement is completed. What you can do will depend on the contract and the facts.

If you are unsure, speak to the team at Lotus Legal before settlement so you can move forward with confidence.