Buying a property is one of the biggest decisions most people will ever make. It is exciting to imagine moving into your new home or securing an investment property, but there is also a lot to check before you commit. In New South Wales, several important property reports are available to help you understand exactly what you are buying. 

These reports can reveal hidden problems, confirm the property is in good condition, highlight any potential risks, and help you avoid expensive surprises later. Others are optional but highly recommended to protect your investment. 

Contract and Vendor Disclosure in New South Wales 

In New South Wales, the Conveyancing (Sale of Land) Regulation 2022 sets out what documents must be attached to the contract before a property can be advertised for sale. These vendor disclosure documents give you essential legal information before you make an offer. 

The key inclusions are: 

  • Title search that confirms who owns the property, shows any mortgages, easements, or restrictions, and identifies any caveats lodged on the title.
  • Zoning certificate (section 10.7) issued by the local council, outlining how the land can be used and whether the property is affected by factors such as bushfire risk, flooding, or land acquisition, along with other relevant disclosures 
  • Drainage diagram showing how water and sewerage services connect to the property.
  • Copies of relevant planning agreements or notices that may affect how the property can be used or developed.
  • A copy of the property’s plan (Deposited Plan or Strata Plan) showing boundaries and dimensions.
  • Any specific compliance certificates required for the property type, such as a valid swimming pool compliance certificate for properties with pools. 

These documents form part of the contract review carried out by your conveyancer. While they are important, they do not include details about the building’s physical condition, possible pest problems, or the state of the owners corporation (for strata properties). It is strongly recommended to arrange additional inspections to cover these aspects. 

Building and Pest Inspection Report 

A building and pest inspection is one of the most important reports for any property purchase. It provides an independent assessment of the property’s condition and identifies any pest activity, including termites. 

Reports needed in buying a property in NSW

The building inspection typically checks for: 

  • Structural integrity.
  • Signs of water damage.
  • The condition of fixtures and fittings.
  • Any safety hazards such as faulty wiring or loose railings. 

In NSW, common issues found during inspections include roof leaks, rising damp, cracks in walls, and drainage problems around the foundation. 

The pest inspection focuses on: 

  • Active infestations.
  • Evidence of past damage.
  • Conditions that might encourage pests in the future.
  • Any signs of pest activity in surrounding structures or outdoor areas. 

Termite damage to floor joists, skirting boards, or roof timbers is one of the more frequent findings, especially in older homes or those in high-risk areas. 

These inspections are typically arranged once you have found a property you are serious about buying but before exchanging contracts. Reports are generally completed within 24 to 48 hours of the inspection, giving you enough time to review the findings and speak to the building inspector should you have any questions. This timing gives you the chance to negotiate repairs, adjust the price, request that certain issues be fixed before settlement, or walk away if significant problems are found. 

Strata Report for Strata Properties 

For units, townhouses, and apartments that are part of a strata scheme, a strata report is essential. In NSW, strata schemes are governed by the Strata Schemes Management Act 2015, which sets out how the building is managed, how decisions are made, the responsibilities of the owners corporation, and the rights of individual lot owners. 

A strata report usually includes: 

  • The financial position of the owners corporation.
  • Upcoming maintenance or repair works.
  • Any special levies that all owners will need to pay.
  • The history of how the building has managed previous repairs or projects.
  • The building’s by-laws, which cover rules on matters such as pets, renovations, and parking.
  • Insurance details and records of annual general meetings.
  • Compliance with fire safety regulations.
  • Any ongoing legal disputes or tribunal matters.

Reviewing this report before making a final decision to purchase helps you understand the ongoing costs, the standard of maintenance, the stability of the building’s finances, and whether there are any problems that could cause tension among owners. Without it, you may discover expensive special levies, unresolved disputes, or restrictive by-laws after you have committed to the purchase. For example, you might buy into a building only to find that major repairs are planned for the roof, or that serious structural defects such as water damage or concrete cracking have been identified, which could make living there more difficult and costly. 

Survey Report or Identification Survey 

A survey report, also known as an identification survey, is prepared by a registered surveyor and defines the exact boundaries of the property. In New South Wales, surveyors operate under the Surveying and Spatial Information Act 2002, which sets professional standards for accuracy and reporting. 

A survey report will typically: 

  • Confirm that the land matches the legal title description.
  • Identify any encroachments, such as a neighbour’s fence, shed, or driveway crossing the boundary.
  • Show the location of easements, such as utility access, drainage, or rights of way.
  • Highlight any discrepancies between existing structures and approved council plans.

This report is particularly important for freestanding homes, rural properties, or properties with irregular boundaries, where disputes or misunderstandings about the land size are more common. For example, it can reveal if a fence is built inside the boundary, meaning you actually own more land than you thought, or if part of a building crosses into a neighbour’s lot, which could cause legal complications. 

Buyers generally arrange a survey early in the process if there is uncertainty about boundaries, if renovations have been done without council approval, or if the property’s layout does not match the description in the title. Having a clear survey before settlement helps you avoid costly disputes, unexpected easements, future council compliance issues, and mistakes in land size or property boundaries that could affect its value. 

Title Search and Additional Property Certificates 

A title search confirms the current ownership of a property and records important legal information. In NSW, this search is conducted through NSW Land Registry Services and will typically: 

  • Show the registered owner’s name.
  • List any mortgages secured against the property.
  • Identify any caveats, which are legal notices that may prevent the transfer of ownership until resolved.
  • Highlight restrictions on the use of the land, such as easements or covenants.

While a title search is included in the contract, any changes to the property’s title between the exchange of contracts and settlement will now be automatically detected through the electronic conveyancing system (PEXA). This means your conveyancer will be notified if there are any updates, such as new encumbrances, caveats, ownership changes, or additional restrictions on the property’s use. This helps ensure that any potential issues are identified and addressed before settlement.  

Depending on the property’s location and characteristics, you may also consider ordering additional property certificates, such as: 

  • Contamination report – Reveals if the land has been exposed to hazardous substances, which is particularly important for sites that were previously industrial or used for agriculture.
  • Flood zone certificate – Shows whether the property is in a flood-prone area and may be subject to development restrictions or higher insurance premiums.
  • Bushfire-prone land report – Indicates if the property is in a bushfire risk area, which can require specific building materials and safety measures.
  • Heritage listing check – Confirms if the property is heritage-listed, which can limit renovations, extensions, demolitions, or changes to the building’s external appearance. 

Loan Valuation Report 

If you are buying a property with a home loan, your lender will arrange a loan valuation report to confirm the property’s market value. In New South Wales, this is carried out by a certified valuer engaged by the bank to protect its financial interest. 

A loan valuation will usually: 

  • Assess the property’s market value using recent comparable sales.
  • Consider the location, land size, building size, and condition.
  • Identify factors that could affect resale value, such as zoning or location issues.
  • Note any obvious risks to the property’s value, such as flood exposure or visible structural concerns.  

This valuation is for the lender’s benefit and may be based on a limited inspection, meaning it will not necessarily detect defects, maintenance issues, unapproved works, or potential compliance issues with local council regulations. That is why your own independent inspections remain essential, even if the bank’s valuation matches the purchase price. 

Optional Specialist Reports 

Some properties benefit from additional checks beyond the standard inspections, especially if there are unique features, older structures, visible signs of problems, or a history of previous renovations or extensions. In NSW, these reports can provide crucial information about safety, compliance, long-term maintenance needs, and potential costs for future repairs or upgrades. 

Common optional reports include: 

  • Asbestos inspections – Particularly important for homes built before the mid-1980s, as asbestos can be present in walls, ceilings, roofing, and eaves.
  • Pool compliance certificates – Required under the Swimming Pools Act 1992 to confirm that fencing, gates, and signage meet current safety standards.
  • Electrical inspections – Check the condition of wiring, safety switches, circuit breakers, and potential fire hazards.
  • Plumbing inspections – Assess drainage systems, water pressure, hot water units, and signs of leaks or blockages.
     

In some situations, buyers may also request: 

  • Energy efficiency reports – Show how well the property retains heat or cooling and recommend improvements to lower running costs.
  • Mould inspections – Detect visible and hidden mould, often caused by poor ventilation or water ingress.
  • Lead paint tests – Common in houses built before 1970, where old layers of paint can still contain lead.
  • Structural engineer reports – Provide a deeper analysis if significant cracking, subsidence, or movement is suspected.

These specialist reports are often arranged after the initial building inspection if specific concerns are identified, allowing you to investigate further before committing to the purchase.  

The Role of Your Conveyancer or Solicitor 

Your conveyancer or solicitor will advise you on which reports are essential for your specific property and circumstances. Explain any legal or practical implications in plain English, and advise you on the best course of action based on the findings. If a report reveals major concerns, they can help you renegotiate terms, request repairs, or decide not to proceed. 

At Strictly Conveyancing, we guide buyers through the entire process of ordering and reviewing property reports. We make sure you have the information you need to make an informed, confident decision without unnecessary stress. 

Making Your Next Move Simple 

Property reports are an important investment in making informed decisions. From vendor disclosure documents to building, pest, strata, and specialist inspections, each one gives you a clear picture of the property’s condition, potential risks, legal status, and any future obligations you may have as the new owner before you make one of the biggest purchases of your life. 

If you are buying in Rydalmere, Parramatta, or anywhere in New South Wales, Strictly Conveyancing can help you organise and review the necessary reports. We provide clear explanations, thorough checks, practical guidance, and professional support so you can proceed with clarity and confidence. 

Contact Strictly Conveyancing today to discuss your property plans and let us help make your purchase smooth, stress-free, fully informed, and well supported from start to finish.