Buying Your First Home? Questions to Ask Before Settlement Day

What exactly is included in the sale?

Settlement day can feel like the finish line, but it’s really the handover. Before it arrives, first-home buyers should be crystal clear on what they’re actually buying. That means more than the house, the land and the keys.

Ask what fixtures and fittings stay with the property. Curtains, blinds, light fittings, dishwashers, built-in shelving, garden sheds and wall-mounted TVs can cause awkward surprises if they’re not listed properly in the contract. A buyer might assume the outdoor table is staying because it was there at every inspection. The seller might have other plans. Simple? Not always.

It’s worth checking the inclusions and exclusions line by line. If something matters, it should be written down. Verbal promises can vanish faster than snacks at an open home.

Are there any repairs the seller agreed to complete?

If the seller agreed to fix something before settlement, ask how that work will be confirmed. Will receipts be provided? Will photos be sent? Can the buyer check the repair during the final inspection?

This matters because a quick patch-up isn’t the same as a proper repair. A leaking tap, damaged fence, broken window lock or faulty garage remote might seem small during negotiations, but those little jobs add up once the buyer moves in. The first few weeks of homeownership already come with enough expenses. Nobody wants to start with a repair list taped to the fridge.

The final inspection is the best chance to confirm the property is in the same condition as when contracts were exchanged, allowing for fair wear and tear. Take it seriously. Open cupboards, test taps, switch lights on, check appliances included in the sale and walk around slowly. It’s not being fussy. It’s being sensible.

Have the inspection reports raised any bigger concerns?

Building and pest reports can be full of dry language, but hidden inside that formal wording may be clues about future costs. Terms like “moisture reading”, “structural movement”, “timber pest activity” or “poor drainage” deserve attention.

Buyers should ask whether any issues are urgent, expensive or likely to worsen over time. A cracked tile is one thing. Ongoing water ingress is another. That’s the kind of problem that can quietly turn into a much bigger headache.

For older Australian homes, especially those in leafy suburbs or coastal areas, property maintenance can also become a major ongoing cost if roofing, gutters, decks, retaining walls or drainage haven’t been looked after properly.

Are council approvals and certificates in order?

Not every renovation has the right paperwork. That stylish deck, converted garage, rear extension or covered patio might look perfectly fine, but buyers should ask whether the seller has council approvals, final occupation certificates or compliance documents where required.

This can be especially important when a home has an outdoor living space, granny flat, pool, pergola or major internal changes. Unapproved work may create problems later with insurance, resale or future renovations.

A buyer shouldn’t panic at the first missing document, but they should ask questions. Was approval needed? Was it obtained? Can the council records be checked? A property can still be a good buy, but unknowns need to be priced into the decision.

What legal documents still need attention?

By the time settlement approaches, there may be more paperwork than expected. Contract conditions, transfer documents, mortgage documents, title searches, zoning information, strata records and settlement adjustments can all come into play.

This is where a conveyancer for first home buyers in Australia can be especially helpful, because first-time purchasers often need someone to explain the practical meaning of contract terms, not just push forms from one inbox to another.

Ask whether any special conditions remain outstanding. Has finance been formally approved? Are there issues with the title? Are there easements, covenants or restrictions that affect future plans? A buyer may be dreaming about a renovation, a fence or a future extension, but the title may have something to say about that. Boring paperwork? Maybe. Important? Absolutely.

What costs are due before, during and after settlement?

The deposit is only part of the story. Before settlement, buyers should confirm the remaining purchase funds, stamp duty, lender fees, legal fees, inspection costs, moving expenses and insurance. Then come the ongoing costs: council rates, water rates, strata levies, utilities and repairs.

Settlement adjustments can also surprise new buyers. These are calculations between buyer and seller for things like rates or strata fees already paid. They’re normal, but they can make the final amount due look different from what a buyer expected.

A good question to ask is simple: “What exact amount needs to be ready for settlement?” Not a rough estimate. Not a guess. The actual figure.

Is insurance sorted before settlement?

Many first-home buyers assume insurance starts after they receive the keys. Depending on the state, contract and lender requirements, that may not be the safest approach. Some lenders require building insurance before settlement. Some contracts may place risk on the buyer earlier than expected.

Ask when the insurance should begin and what it needs to cover. Building insurance is usually essential for houses, while strata properties may already have building cover through the owners corporation. Even then, contents insurance is still the buyer’s responsibility.

Insurance isn’t exciting. It won’t make the house feel more beautiful. But if something goes wrong, it suddenly becomes the most interesting document in the room.

What should be checked at the final inspection?

The final inspection is not another casual walk-through. It’s the buyer’s chance to confirm the home is ready to settle.

Check that agreed inclusions remain, rubbish has been removed, appliances still work, keys and remotes are accounted for, and no new damage has appeared. If the property was tenanted, check that it has been left in the expected condition. If it was vacant, look for signs of leaks, pests or storm damage since the last visit.

Take photos where needed. Ask questions straight away. Once settlement happens, the buyer’s leverage often drops. Fast.

Are there any strata or body corporate issues?

For units, townhouses and apartments, the property itself is only half the story. Buyers should understand the strata scheme, levies, by-laws, planned works and any disputes. A beautiful apartment can become far less appealing if a special levy lands two months after settlement.

Ask whether there are upcoming repairs to common areas, lift upgrades, cladding concerns, roof work, waterproofing issues or legal disputes. Minutes from meetings can reveal a lot. Sometimes too much. Still, better to know before settlement than after the moving truck has pulled away.

Is the home still the right decision?

This question sounds emotional, but it’s practical. Before settlement day, buyers should pause and check whether the numbers still work, the property condition is acceptable and the contract obligations are understood.

Buying a first home is exciting. It’s also a serious legal and financial commitment. The smartest buyers aren’t the ones who rush through the process with blind optimism. They’re the ones who ask plain questions early, read the answers carefully and deal with problems before they become expensive regrets.