Writing an offer on a property is a big step—because it is. An offer isn’t just a price; it’s a set of conditions, timeframes, and assumptions about what you’re actually buying and how the process will play out. The best time to avoid surprises is before your offer is accepted, not after.
The good news: you don’t need to be a property expert to make a smart offer. You just need to ask the right questions—especially the ones buyers often skip when they’re focused on layout, location, and price. These questions help you slow down and understand what you’re really agreeing to.
Why these questions matter
A Sale and Purchase Agreement sets the rules for what happens next: deposit, conditions, settlement date, and what happens if new information comes to light. Some answers will shape how you structure your offer—like whether you need time for a building inspection or finance approval. Others help you avoid buying a home that doesn’t suit your lifestyle.
What’s included in the sale
Many buyers assume the property includes everything they saw at the open home. That’s not always the case. The agreement—not your memory—determines what stays.
Ask and confirm in writing:
- Are any chattels excluded? Check appliances, curtains/blinds, light fittings, heat pumps, wall-mounted TVs, garden sheds, and garage storage.
- Are any items leased or under finance? Solar panels or alarm systems, for example, may come with ongoing payments.
- What happens if something breaks before settlement? Confirm that chattels will be in the same condition as when you viewed the property.
What it will cost to own
The purchase price is only part of the picture. Before making an offer, get a clear sense of the true cost of ownership.
Key questions:
- What are the current council rates?
- What are the expected insurance costs?
- Is there a body corporate, and what are the levies? What do they cover, and are increases expected?
- What are typical power, water, and other utility costs?
Also factor in upfront costs beyond your deposit—legal fees, building inspections, LIM report, and bank fees can add up quickly. Knowing your total “cash to settle” helps you decide how competitive your offer can realistically be.
What protections are in your offer
Your ability to “figure things out later” depends on the conditions in your agreement.
Common conditions include finance approval, a builder’s report, LIM report, and sometimes a condition for selling your current home.
Ask:
- What conditions are included, and what are the timeframes?
- How much is the deposit, and when is it payable?
- What happens to your deposit if the agreement is cancelled?
- What happens if finance isn’t approved or the valuation comes in low?
If you need flexibility—like lining up settlement with another property—make sure your conditions reflect that clearly.
What inspections and documents will reveal
Due diligence is critical. A builder’s report covers visible issues, but it won’t pick up everything.
Before making an offer, ask:
- Are additional inspections recommended? (e.g. drainage, roof, or specialist reports)
- How old are key elements like the roof, wiring, plumbing, and hot water cylinder?
- Are there council consents and Code Compliance Certificates for any renovations?
You should also review key documents like the LIM report, title, and (if applicable) body corporate records.
What might limit how you use the property
A home can look perfect and still not suit your plans if there are restrictions.
Key areas to check:
- Body corporate rules: Pets, parking, renovations, and use of common areas
- Title details: Easements, covenants, or shared access that could affect future plans
- Zoning and hazards: Flood zones, coastal erosion, or other risks that may impact insurance or building
How the home fits your daily life
Not everything shows up in a listing or a quick open home visit.
Ask practical questions:
- What’s parking like in the evenings or weekends?
- How noisy is the area at different times of day?
- Will the layout work long-term (stairs, maintenance, accessibility)?
- Does the home suit your lifestyle now—and in a few years?
A confident offer is an informed one
A strong offer isn’t just competitive—it’s clear and considered. Asking the questions others skip doesn’t make you difficult—it makes you prepared.
Before committing, make sure you understand the property, the costs, and the conditions in your agreement. That clarity won’t eliminate every risk—but it will reduce surprises and make the process far less stressful.
The information provided in this blog is for general informational purposes only and is not intended as tax, legal, or financial advice. We are not tax professionals. Readers should consult their own tax advisor or accountant for guidance specific to their circumstances.