The period between signing a contract and going unconditional is one of the most important, and most underused, windows in the entire buying process. This is your opportunity to verify everything about the property before you're legally committed to purchasing it.
Most buyers focus on building and pest. The full picture is significantly broader than that.
In Queensland, a standard residential contract gives you a window, typically 14–21 days, to satisfy your due diligence conditions before the contract becomes unconditional. Once unconditional, you are legally committed to completing the purchase. Your deposit is at risk if you walk away.
The items on this checklist are not all required for every purchase. A new unit in a small complex has different due diligence requirements to a 10-acre hinterland property with a shed, a dam and an existing dwelling. Use this as a starting framework and discuss with your solicitor which items apply to your specific situation.
The most common regrets buyers share after settlement are not about paying too much, they're about things they didn't check during due diligence. Unapproved structures. A boundary fence that's 1.2 metres inside the actual boundary. A floor level 300mm below the Defined Flood Level. A shed that's classified Class 10a and can't legally be used as accommodation.
These are all discoverable before you go unconditional. They're very difficult to resolve after.
The title search is the foundation of your due diligence. It confirms who owns the property and reveals anything registered against it that could affect your ownership, your use of the land, or your ability to develop it.
One of the most commonly overlooked areas of due diligence, and one of the most expensive problems to resolve after settlement. Buildings and structures that encroach beyond a property's legal boundary, and fences or retaining walls that don't follow the correct boundary alignment, are far more common than most buyers realise.
"An identification survey typically costs $1,500–$3,000 depending on the property. For a $1.5 million purchase, that's 0.1–0.2% of the purchase price to confirm the boundaries of what you're buying. I've seen buyers discover post-settlement that a shed they planned to use sits partially on the neighbour's land, or that their usable backyard is 4 metres narrower than they thought because the fence has been in the wrong position for 30 years. The survey is almost always worth it."
Every structure on a property should have a valid building approval. Unapproved structures are common, and create real problems for buyers when it comes to insurance, future renovations, resale and liability.
In Queensland, the buyer takes on liability for unapproved structures from the moment of settlement. The seller is not automatically required to disclose unapproved work, although deliberate concealment may give rise to legal claims. Do not assume that a structure that has "always been there" has valid approval, check the records directly with council.
Queensland law requires certain certificates to be provided by the seller before or at settlement. Know which ones apply to your purchase and confirm they are in order before going unconditional.
Flood, bushfire and coastal hazard overlays are common across the Noosa region and South East Queensland in general. Each requires specific investigation and has implications for insurance, building requirements and future development potential.
For a detailed guide to flood, bushfire and coastal hazard overlays specific to the Noosa region, see our Buying in a Hazard Area guide.
Formal finance approval is not the same as pre-approval. The lender will conduct their own assessment of the property, including a valuation, and there are several points where this can fall short of expectations.
For units, townhouses and properties within a community titles scheme, the body corporate records are an essential part of due diligence. They reveal the financial health of the scheme, any known defects and upcoming special levies.
Hinterland and rural properties in Noosa carry a distinct set of due diligence requirements that don't apply to standard residential purchases. These are the areas buyers most commonly overlook, and where the most expensive surprises tend to emerge.
"Rural and hinterland properties are where I see the most due diligence gaps. Buyers fall in love with the land and the lifestyle and sometimes don't dig deep enough into the detail. A beautiful shed that turns out to be Class 10a unapproved accommodation. A bore that produces 200 litres a day on a 5-acre block with a large garden. A septic system that was installed in 1987 and hasn't been serviced since. These are all discoverable before you sign. They're very expensive after."
— Ross Simmons, Noosa Property ScoutDue diligence is one of the most valuable things a buyer's agent does. I'll help you identify what to check, engage the right professionals and know what the findings actually mean before you commit.
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