Section 32 Explained: What Victorian Home Buyers Should Check

The Section 32 is the seller's disclosure document. It tells you what the seller is legally required to tell you about the land before you buy it: who owns it, what is registered against it, what planning rules apply and what it costs to hold. In Victoria you should have it, and read it, before you sign anything.

This guide explains what a Section 32 usually contains, what it does not cover, how to find your way around a long one, and which questions to take to a licensed conveyancer or property lawyer. It is written for buyers who have the documents in hand and have not signed yet.

What is a Section 32 statement?

It is a vendor statement required by section 32 of the Sale of Land Act 1962, which is where the name comes from. You will also see it called the vendor's statement or vendor statement. The seller's lawyer or conveyancer usually prepares it, the seller signs it, and it is usually attached to the contract of sale.

The Section 32 and the contract do different jobs. The Section 32 describes the property and what affects it. The contract sets the terms of your deal: price, deposit, dates and conditions. You need to read both together, because a fact in one can change what a clause in the other means for you.

If you want to understand the other half of the pack, our contract of sale guide walks through the particulars, the dates and the special conditions.

When should you get it?

Under the current rules the seller has to give you the Section 32 before you sign the contract. In practice, ask the agent for the full contract and Section 32 as soon as you are seriously interested. If you only get it on the day you are asked to sign, there is very little time to read it or ask anyone about it.

This is changing. From 1 June 2027, sellers will have to make the Section 32 available earlier: within 14 days after a private sale property is advertised, and at least 14 days before an auction or fixed-date sale. Until then, it is up to you to ask early. If the property is going to auction, see what to check before you bid, because there is no cooling-off period at auction.

What a Section 32 usually contains

Every Section 32 looks a little different, and what is included depends on the property. Consumer Affairs Victoria says it contains information about the title, including mortgages, covenants and easements, as well as zoning, outgoings such as rates, and whether the land is in a bushfire-prone area. Most are a short statement followed by many pages of attached certificates and searches.

Reading the notation on the title is rarely the end of the question. A title might simply say there is an easement or a covenant. What matters is what that easement or covenant actually says, where it is, and whether it gets in the way of your plans. Ask whether the full document behind each restriction has been included, and if not, ask for it.

What a Section 32 does not tell you

Consumer Affairs Victoria is clear that a Section 32 does not tell you about the condition of buildings, whether buildings comply with building regulations, or whether the measurements on the title are accurate on the ground. A clean-looking Section 32 is not a sign that the house is sound.

Those questions need other checks: a building and pest inspection, a look at the permits for any work you can see, and in some cases a survey if fences and buildings don't seem to match the plan. Consumer Affairs Victoria's due diligence checklist lists further things to look into, such as flooding, contamination and whether you can build on the land.

How to find your way around a long Section 32

A Section 32 can run to dozens of pages, and the important line can be on page 40. A few habits make it easier:

• Start with the statement itself. The first few pages usually list each item and say whether it applies, with a reference to an attached document. Use this as your map.
• Check each attachment is there. If the statement refers to a certificate, plan or document, find it. A missing attachment is a question to ask, not a detail to skip.
• Look at the dates. Certificates and searches are dated. If the property has been on the market for a long time, ask whether anything has been updated.
• Read "nil" and "not applicable" answers too. If the answer doesn't match what you saw at the inspection, such as a new extension with no permit listed, write it down.
• Keep your plans in mind. A restriction that doesn't matter to one buyer can matter a lot to another who wants to extend, subdivide or add a second dwelling.

What if something is missing or wrong?

The Section 32 is a legal document that must be accurate and complete. Consumer Affairs Victoria says that if it is incorrect or insufficient, a buyer may be able to withdraw from the sale or take legal action. Whether that applies to you depends on the facts and on what you have already signed, so don't assume it. If something looks missing or doesn't add up, ask your conveyancer or lawyer before you sign, while you still have choices.

Questions to take to your conveyancer

Write your questions down as you read. A good list for most buyers:

• Does anything on the title, such as an easement, covenant or caveat, affect how I plan to use the property?
• Are all the documents the statement refers to actually attached?
• Does the planning information raise anything about extensions, a second dwelling or other plans I have?
• Are the outgoings normal for this property, and how will they be adjusted at settlement?
• For a unit or townhouse: what do the owners corporation documents say about fees, insurance, works and disputes?
• Do the building permits match the work that appears to have been done?
• Is anything out of date or inconsistent with the contract?

Tell them how you plan to use the property. A good answer to "is this a problem?" depends on what you want to do. Our step-by-step conveyancing guide shows where this review fits in the wider purchase.

Where an automated report can help

AI4Convey reads a Victorian contract of sale and Section 32 and emails you a plain-English report, usually in about five minutes. It lists the key dates, the clauses that could cost you money, what each special condition does, and which of the seller's required disclosures it found in the Section 32. You can upload both parts as one PDF. It is free.

A licensed conveyancer or property lawyer from our panel receives the same report and may contact you. The report is general information, not legal advice. Software can miss things or misread wording, and the report does not check whether the disclosures are correct or current. Use it to organise your questions, then have a professional review the full documents before you sign.

Sources: Consumer Affairs Victoria, Seek expert advice on property, Due diligence checklist and New changes to property sales and underquoting laws; Sale of Land Act 1962. Checked 12 October 2026.