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, timelines, and assumptions about what you’re actually buying and how the process will play out. The best time to avoid surprises is before you’re under contract, not after.
The good news: you don’t need to be an expert in property 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 contract of sale sets the rules for what happens next: deposits, cooling-off periods, inspections, and what happens if new information comes to light. Some answers will shape how you structure your offer—like whether you need time for building and pest inspections. 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 inspection. That’s not always the case. The contract—not your memory—determines what stays.
Ask and confirm in writing:
- Are any items excluded? Check appliances, curtains/blinds, light fittings, wall-mounted TVs, sheds, outdoor furniture, and garage storage.
- Are any items leased or under finance? Solar panels or security systems, for example, may come with ongoing payments.
- What happens if something breaks before settlement? Clarify whether fixtures and fittings must be in working order and how issues are handled.
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?
- Are there strata/body corporate fees, and what do they cover? Are levies or increases expected?
- What are typical utility costs?
Also factor in upfront costs beyond your deposit—conveyancing/legal fees, inspections, and lender costs can add up quickly. Knowing your total “cash to complete” 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 what your contract allows. That’s where conditions and deposits come in.
Common conditions include finance approval, building and pest inspections, and sometimes subject-to-sale clauses.
Ask:
- What conditions are included, and what are the timeframes?
- How does the cooling-off period work in your state or territory?
- What happens to your deposit if the deal falls through?
- What happens if finance isn’t approved or the property valuation comes in low?
If you need flexibility—like coordinating a move or selling another property—make sure your offer reflects that clearly.
What inspections and disclosures will reveal
Inspections are not just a formality—they’re essential. A standard building inspection focuses on visible and accessible issues, but it won’t catch everything.
Before making an offer, ask:
- Are additional inspections recommended? (e.g. pest, drainage, roof, or structural checks)
- How old are key elements like the roof, plumbing, electrical, and hot water system?
- Are there records or council approvals for renovations?
Vendor disclosures vary by area, so it’s important to understand what’s included in the contract of sale and what you may need to investigate independently.
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:
- Strata/body corporate rules: Pets, parking, short-term letting, renovations, and shared facilities
- Title details: Easements, rights of way, or shared access that could affect privacy or future plans
- Zoning and overlays: Bushfire zones, flood zones, or heritage overlays that may impact insurance, building, or renovations
How the home fits your daily life
Not everything shows up in a listing or a quick Saturday inspection.
Ask practical questions:
- What’s parking like in the evenings or on 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 to a price, make sure you understand the property, the costs, and the conditions that come with it. That clarity won’t eliminate every risk—but it will reduce surprises and make the entire 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.