Pre-Settlement Inspection Checklist Queensland

A pre-settlement inspection is your last practical chance to see the property before settlement. Use this pre-settlement inspection checklist Queensland guide to confirm the home remains in the same condition as when you signed the contract, that agreed inclusions are present and that any agreed repairs appear complete.

Queensland Government guidance recommends inspecting the property two to three days before settlement. The final inspection before settlement is different from a pre-purchase building and pest inspection. It is not automatically a new opportunity to renegotiate the purchase. Read your contract and obtain advice from your Queensland solicitor or conveyancer about your rights and any issue.

When to book the inspection

Ask the selling agent to arrange access about two to three days before settlement. That timing gives you a realistic chance to document a concern and obtain advice before settlement day. Confirm the appointment in writing, allow enough time to check each area methodically and take your contract, inclusions list and any repair agreement.

The Queensland Government’s inspection guidance explains the role of property inspections. For the wider post-contract process, see HomeMentor’s guide to what happens after contract.

What to bring

• Your signed contract, inclusions schedule, special conditions and written repair agreement.

• Earlier inspection photos, your building and pest report, and the property listing for comparison.

• A charged phone or camera, notebook and a simple room-by-room checklist.

• A torch for cupboards, garage and other poorly lit accessible areas.

• A trusted support person, provided the agent agrees to the access arrangement.

What to check before settlement

A property settlement inspection is a condition-and-inclusions check, not a second building assessment. Look for obvious new damage, missing fixtures or chattels, incomplete agreed work and anything that does not match the contract. Operate accessible items normally and carefully. Do not force a mechanism, dismantle fittings, climb onto a roof, open electrical panels or do anything likely to damage the property.

A building and pest inspection happens earlier, usually within the relevant contract timeframe, and can identify defects, pest activity and other concerns beyond a final walk-through. It is not replaced by this inspection. See HomeMentor’s building and pest inspections guide for that earlier due-diligence step.

Practical room-by-room checklist

Exterior, site and access

• Compare fencing, driveway, paths, garden, pool area and outdoor structures with your earlier viewing.

• Look for obvious fresh damage, removed fixtures, broken gates, dumped items or uncompleted agreed work.

• Check accessible external taps, lights, gates and garage doors through normal operation only.

• Confirm included bins, sheds, clotheslines, pool equipment, solar equipment and outdoor fixtures remain.

• Check parking spaces, storage cages, access ways and exclusive-use areas against the contract.

Interior, rooms and finishes

• Walk every room, hallway, wardrobe, linen cupboard, laundry, garage and accessible storage area.

• Check walls, ceilings, floors, doors, windows, flyscreens and blinds for new or obvious damage.

• Open cupboards and drawers carefully to check for missing included items, significant rubbish, leaks or new damage.

• Confirm fixed light fittings, curtain rods, built-in shelving and other fixtures that formed part of the sale remain.

• Take dated notes and photos of anything different from your earlier inspection.

Kitchen, bathrooms and laundry

• Run accessible taps briefly and look for obvious leaks under sinks without dismantling plumbing.

• Flush each toilet once and note any obvious failure, overflow or visible leak.

• Check accessible lights, exhaust fans, basins, showers and baths in ordinary use.

• Confirm included oven, cooktop, dishwasher, rangehood, built-in microwave and other appliances remain.

• Check laundry taps, troughs and any agreed appliance or fitting against the contract.

Fixtures, appliances and agreed working items

Where safe and accessible, test lights, taps, toilets, air conditioning, fans, garage doors, intercoms, alarms and other agreed working items using normal controls. You are not expected to conduct a technical inspection. If something does not operate normally, record the result and seek advice rather than attempting a repair.

Check contract inclusions and agreed repairs

Your most useful Queensland home buyer checklist is the one tied to your contract. Read the inclusion schedule, special conditions and repair wording before attending. A built-in dishwasher may be included while a freestanding fridge is not. If you are unsure whether an item was included, ask your solicitor or conveyancer rather than relying on a conversation or assumption.

• Tick off appliances, fixed furnishings, remotes, pool equipment, solar equipment, alarms, keys and access devices listed in the contract.

• Compare any agreed repair with the wording in the contract or written agreement, then take clear photos of the relevant area.

• Do not assess workmanship beyond what you can observe. Ask your solicitor or conveyancer how to handle any concern.

Seller disclosure is another useful contract document. HomeMentor’s Queensland seller disclosure statement buyer’s guide explains what it covers and why buyers still need their own due diligence.

Vacant possession, tenancy and special property types

Vacant possession

If the contract requires vacant possession, check whether the property is substantially cleared of the seller’s possessions, subject to the contract terms. Document leftover goods or rubbish but do not remove anything or organise disposal before you have advice.

Tenanted properties

If you are buying subject to a tenancy, compare the agreed tenancy position with the contract and disclosure material. Respect the tenant’s privacy and access rights. The inspection is not a reason to enter outside the arranged access process or make promises about the tenancy. Ask your solicitor or conveyancer if the documents or condition do not align.

Units and townhouses

For a unit or townhouse, inspect the lot, allocated parking, storage and items within any exclusive-use area. Common property is managed differently, so do not assume every shared feature is part of the sale. Keep body corporate records and by-laws in mind when checking balconies, storage, parking and access devices.

New-build handover

New-build handover may involve a more detailed defects or practical-completion process under a building contract. It differs from an ordinary resale final inspection. QBCC provides handover guidance. Obtain appropriate building and legal advice about the specific contract, defects process and warranties.

Keys, remotes, manuals and warranties

Ask the agent how keys and access devices will be released at settlement. Make a note of keys, garage remotes, fobs, swipe cards, mailbox keys, alarm information, appliance manuals, pool documents, warranties and available service records. Some items may be delivered through the agent or conveyancer after settlement, so confirm the process rather than expecting every item at the inspection.

If something is missing, damaged or incomplete

Stay factual. Take clear dated photos or video, write down the room, item and time, and compare it with the contract, inclusion schedule or agreed repair wording. Tell the agent that you have identified an issue, but do not withhold funds, delay settlement, or negotiate a remedy yourself.

Contact your Queensland solicitor or conveyancer immediately with your notes, photos and the relevant contract pages. They can advise whether the issue is material, what rights or options may be available and how communications should be handled. The Queensland Government’s guidance on appointing a solicitor or conveyancer and settlement-day information are useful general references.

Day-before-settlement checklist

• Confirm the final inspection appointment and bring the contract, inclusions list and repair notes.

• Make sure your solicitor or conveyancer has your current contact details for settlement day.

• Save photos and notes with the date, time and room clearly identified.

• Confirm arrangements for keys, remotes, access cards and agent collection.

• If you identify an issue, send the evidence to your solicitor or conveyancer promptly and follow their advice.

Frequently asked questions

How long does a pre-settlement inspection take?

Many inspections take 30 to 60 minutes. Allow longer for a large home, multiple inclusions, units with storage or parking, or agreed repairs to review. The aim is a careful check rather than a rushed repeat of the open home.

Does the seller or agent attend?

The selling agent commonly arranges access and may attend. Whether the seller attends varies. Keep the visit practical and direct contractual questions to your solicitor or conveyancer instead of seeking an on-the-spot settlement outcome.

Can I bring another person?

Usually you can ask to bring a partner, buyer’s agent or trusted support person, subject to the agent’s arrangements. Tell the agent beforehand and keep the group small and respectful, particularly if a tenant occupies the property.

What happens if damage is found?

Document it immediately, then contact your solicitor or conveyancer. Do not assume every mark or malfunction creates a right to delay settlement or change the price. Your adviser can assess the contract, evidence and available options.

Does the inspection replace building and pest reports?

No. A final inspection checks condition, inclusions and agreed items close to settlement. It does not replace building and pest reports or specialist advice. For a broader roadmap, read HomeMentor’s guide to buying a house in Brisbane and first-home buyer guide for Queensland.

Plan your settlement with confidence

A calm, documented final inspection helps you approach settlement knowing you have checked the practical details. If you want a clearer way to organise your property research, questions and next steps, join the HomeMentor waitlist.

This article is general information only. It is not legal, building, financial or property advice. Buyers should obtain advice from qualified professionals, including a Queensland solicitor or conveyancer, for their circumstances.