Buying a property can feel like winning a competition, until you discover what the sales listing left out. A beautiful kitchen cannot tell you about rising strata fees, expensive repairs, poor internet connectivity or a seller’s urgent deadline. Knowing what to ask a real estate agent when buying helps you uncover important details before making an offer.
This guide covers the essential questions to ask before, during and after a property inspection. You will learn how to investigate the asking price, uncover potential risks, understand state-specific disclosure rules and negotiate with greater confidence.
Summary: Questions To Ask Before Buying A Property
| Topic | Essential Question | Why It Matters |
| Price | How did you determine the asking price? | Helps you assess whether the price reflects comparable sales. |
| Seller | Why is the owner selling? | May reveal useful context about the vendor’s motivation. |
| Property condition | Are you aware of any structural problems? | Helps identify issues requiring further investigation. |
| Legal documents | What disclosure documents are available? | Reveals legal obligations and restrictions before purchase. |
| Running costs | What are the council rates and other ongoing expenses? | Helps you estimate the true cost of ownership. |
| Neighbours | Have there been any noise or boundary disputes? | Highlights possible issues affecting your enjoyment of the property. |
| Connectivity | Is the property connected to the NBN? | Helps establish whether the address supports your internet needs. |
| Contract | What conditions and settlement terms can the seller accept? | Helps you understand the practical requirements of an offer. |
| Competition | Are there other offers or interested buyers? | Helps you judge the urgency of your decision. |
| Settlement | When does the seller need to settle? | Helps you assess whether the proposed timing suits your circumstances. |
1. Questions About The Asking Price
The asking price is a starting point for negotiations, not proof of a property’s market value. Therefore, ask questions that reveal how the agent arrived at the advertised figure.
How Did You Determine The Price Guide?
Ask which recent comparable sales support the advertised price. Ideally, these should involve similar properties in the same suburb.
Compare properties with similar land sizes, bedroom counts, condition and access to local amenities. A renovated house may justify a higher price than a similar unrenovated property.
For example, imagine two houses listed near $900,000. One has a modern kitchen and a new roof, while the other needs substantial repairs. Their advertised prices may not reflect their different ownership costs.
What Have Similar Properties Actually Sold For?
Request recent settled sales rather than relying entirely on current listings. Advertised prices show what sellers want, while completed sales provide evidence of what buyers paid.
Ask about differences between those properties and the one you are inspecting. A smaller block, busy road or outdated bathroom could justify a different valuation.
You can independently investigate sales through state land and property resources, reputable property platforms and local sales records. This research can also help you avoid offering more than your budget supports.
Is The Price Guide Fixed Or Negotiable?
Ask whether the seller has provided a specific asking price or expects offers within a particular range. Also, clarify whether the agent expects an auction, private treaty sale or another process.
However, remember that agents must comply with applicable state or territory rules governing price representations. Auction price guides and advertised ranges can be subject to specific requirements.
In Victoria, for example, agents must follow underquoting laws when advertising properties for sale. You should also review the relevant regulator’s guidance before relying on any price guide.
2. Questions About The Seller’s Motivation
Understanding why someone is selling can help you interpret the property’s circumstances. Nevertheless, an agent may not know every personal detail or be authorised to disclose confidential information.
Why Is The Owner Selling?
Ask whether the seller is relocating, downsizing, selling an investment or responding to another change. The answer may provide context about their preferred timing.
For example, a seller who has already purchased another property may prefer a predictable settlement date. Another seller might prioritise a longer settlement because they have not secured their next home.
Treat these answers as useful context rather than guarantees. Verify important claims through the contract, written communications and your conveyancer.
How Long Has The Property Been On The Market?
A long listing period can indicate an ambitious asking price, limited buyer demand or property-specific concerns. However, it does not automatically mean something is wrong.
Ask whether the property has previously been listed, withdrawn or relisted. Also, enquire whether the asking price has changed since the original advertisement.
If the property has attracted limited interest, investigate possible reasons before negotiating. The explanation could strengthen your position, but you should still assess the property’s condition and value independently.
Has An Earlier Offer Fallen Through?
Ask whether a previous contract ended before settlement and whether the seller can explain why. The agent may not be able to disclose confidential details about another buyer.
A failed sale could relate to finance, inspection findings, contractual conditions or changing personal circumstances. Therefore, do not assume the property itself caused the problem.
Where appropriate, ask whether any inspection reports or other relevant documents are available. Your conveyancer can help determine whether further investigation is necessary.
Read more: What is a mortgage pre-approval?
3. Questions About Property Condition
A property can look impressive during a short inspection while hiding costly problems. Consequently, ask direct questions and arrange independent assessments before committing to an unconditional purchase.
Are You Aware Of Any Structural Problems Or Previous Repairs?
Ask about cracks, water damage, roof leaks, drainage problems, subsidence and termite activity. Request details of known issues and any repair work completed.
If the agent mentions previous repairs, ask whether invoices, warranties or professional reports are available. These documents may help establish the work’s scope and whether problems remain unresolved.
Importantly, an agent’s answer is not a substitute for professional advice. Arrange a suitable building and pest inspection to investigate defects and potential timber pest damage.
Has The Property Experienced Flooding Or Storm Damage?
Ask whether the property has experienced flooding, storm damage, roof leaks or recurring water entry. Also, enquire about insurance claims and any remedial work.
Check official flood mapping and relevant council records where available. A property’s appearance during a dry inspection cannot establish its exposure to future flooding.
For coastal properties, investigate erosion, salt exposure and other location-specific risks. These factors may influence maintenance requirements, insurance availability and future resale appeal.
Are There Unapproved Renovations Or Building Works?
Ask whether extensions, decks, carports, pools or converted rooms received the required approvals. If the owner has undertaken major work, request available permits and completion records.
Unapproved work can create safety, insurance, resale and compliance problems. Requirements vary by state, local council and the type of building work.
Your building inspector and conveyancer can help identify further checks. Do not assume that a renovation is compliant simply because it looks professionally finished.
What Fixtures And Inclusions Come With The Property?
Ask whether appliances, window coverings, lighting, garden sheds and other visible items are included in the sale. Clarify the status of anything important to you.
A dishwasher shown in photographs may not automatically be included under every contract. Likewise, wall-mounted televisions, garden equipment and freestanding furniture may require specific wording.
Have agreed inclusions recorded in the contract. This reduces the risk of disagreements before settlement.
4. Questions About Legal Documents And Disclosures
Legal requirements differ across Australia, so you must understand the documents relevant to the property’s location. Ask what is available before making an offer, then have an independent conveyancer or solicitor review the material.
What Disclosure Documents Can I Review Before Making An Offer?
Request the contract of sale and any mandatory disclosure documents that apply. These may identify easements, restrictions, title information, proposed adjustments and other important matters.
Do not assume every state follows the same disclosure process. The timing, contents and consequences of missing information can differ significantly.
For example, Victoria uses a Section 32 statement supplied by the vendor before the buyer signs the contract. It contains prescribed information about matters such as title, mortgages, easements, planning and certain outgoings.
In New South Wales, the seller generally prepares a contract of sale containing prescribed documents before the property can be marketed for sale. Ask for that contract early enough for your conveyancer to review it.
In Queensland, sellers must provide a prescribed seller disclosure statement and supporting documents before the buyer signs the contract, subject to applicable exceptions. Ask your solicitor which requirements apply to your transaction.
South Australia also has vendor disclosure requirements, including prescribed information and documents provided before the buyer signs. In Western Australia, the contract and relevant title, planning and property records require careful review.
Tasmania, the ACT and the Northern Territory have their own conveyancing requirements. Therefore, ask your local conveyancer which searches and disclosure documents you need.
Are There Easements, Covenants Or Other Restrictions?
Ask whether the title contains easements, restrictive covenants or other interests affecting the land. These may limit how you can use, extend or develop the property.
An easement might give a utility provider access to underground infrastructure. A restrictive covenant could limit building materials, property use or certain alterations.
Request a title search and ask your conveyancer to explain any restrictions. Also, check planning controls before assuming you can build a granny flat, add another storey or install a swimming pool.
Is There A Cooling-Off Period?
Ask whether your proposed purchase includes a cooling-off period, when it starts and when it expires. Also, clarify whether the contract allows you to waive it.
Cooling-off rights vary by jurisdiction and transaction type. Auctions commonly have different rules, and some private sales may also fall outside ordinary protections.
Do not rely on a verbal explanation of your rights. Your conveyancer should confirm the applicable deadline, any penalty for withdrawing and the consequences of waiving protection.
5. Questions About Strata, Body Corporate And Shared Property
Apartments, townhouses and some community-title properties can involve ongoing costs and shared responsibilities. Accordingly, investigate the building’s financial position and management before making an offer.
How Much Are The Strata Fees Or Body Corporate Levies?
Ask for the current levies, payment frequency and details of what they cover. Depending on the scheme, charges may include building insurance, cleaning, maintenance, gardening and shared facilities.
However, low levies do not necessarily indicate a well-managed building. The owners may have deferred maintenance or insufficient funds for future repairs.
Can I Review The Strata Report And Meeting Minutes?
Request the available strata records or arrange an independent strata report. These records may reveal disputes, defects, insurance issues, planned works and financial concerns.
Pay particular attention to the capital works fund, administrative fund and recent meeting minutes. Look for major repairs, special levies, legal disputes and repeated maintenance complaints.
In Queensland, relevant records may instead involve a body corporate and its community management statement. Your conveyancer can explain which records apply to the scheme.
Are Any Special Levies Or Major Repairs Expected?
Ask whether the owners corporation or body corporate has discussed major works or additional charges. Examples include lift replacement, waterproofing, concrete repairs and roof replacement.
A special levy can materially increase your ownership costs after settlement. Therefore, investigate approved projects and likely funding shortfalls before deciding what you can afford.
Read more: Understanding the hidden costs of buying a house in Australia
6. Questions About Ongoing Costs And Local Conditions
The purchase price represents only part of your financial commitment. You should also understand the property’s recurring expenses and the conditions affecting everyday living.
What Are The Council Rates, Water Charges And Insurance Costs?
Ask for recent rates notices and water bills where available. These documents help you estimate regular expenses more accurately than a broad verbal estimate.
For strata properties, clarify which expenses are included in the levies and which remain your responsibility. Also, obtain insurance estimates before committing, especially for properties exposed to floods or severe weather.
Are There Any Neighbourhood Issues Or Planned Developments?
Ask about known noise complaints, boundary disputes, nearby construction and proposed infrastructure projects. The agent may not know every issue, so verify important matters independently.
Contact the relevant council to review planning proposals and zoning information. Visit the area at different times to assess traffic, parking, noise and local activity.
Is The Property Connected To The NBN?
Ask whether the address can access the National Broadband Network (NBN) and which connection technology is available. Also, check whether the existing connection is active and whether installation work may be required.
Use the official NBN address checker to verify available technology and service status. Then, contact a retail service provider to confirm suitable plans and expected performance.
A nearby property having fast internet does not guarantee the same connection at your address. This matters if you work remotely, run a business or rely on stable video calls.
Are There Any Boundary Or Access Issues?
Ask whether fences, driveways, shared paths and retaining walls follow the surveyed boundaries. Also, enquire about shared access arrangements or disagreements with neighbouring owners.
A survey may be necessary where the boundaries are unclear or proposed improvements depend on exact measurements. Your conveyancer can help identify relevant title documents and access rights.
7. Questions About The Contract, Finance And Settlement
Once you understand the property’s condition, focus on the terms that determine whether you can complete the purchase. A suitable property can still become a poor choice if the contract does not protect your interests.
What Settlement Terms Will The Seller Accept?
Ask how long the seller expects settlement to take and whether they will consider alternative dates. Settlement periods depend on the contract and the circumstances of both parties.
For example, you might need extra time to arrange finance or coordinate the sale of another property. The seller might prefer an earlier date because they have already arranged their next move.
Have your conveyancer confirm the proposed settlement date and contractual obligations. Never assume the agent’s preferred timeframe automatically becomes a binding agreement.
Will The Seller Consider A Finance Condition?
Ask whether the seller will consider an offer subject to finance approval. This condition may provide protection if your lender does not approve the proposed borrowing, depending on its wording.
However, finance clauses differ, and they may impose strict notice deadlines. Your conveyancer should draft or review the condition before you sign.
Discuss your borrowing capacity with your lender or broker before making an offer. A preliminary assessment does not guarantee final approval, as the lender must assess both you and the property.
What Deposit Is Required, And When Must I Pay It?
Ask how much deposit the seller expects and when payment becomes due under the proposed contract. Clarify who will hold the money and the circumstances governing its release.
The contract may require an initial holding deposit or a larger contractual deposit. The amount, timing and legal consequences depend on the agreement and local requirements.
Keep enough funds available for conveyancing fees, inspections, government charges and other purchase expenses. Your home loan deposit is only one part of your upfront budget.
8. Questions About Competition And Negotiation
A competitive property market can pressure buyers into making rushed decisions. Instead, ask questions that clarify the sales process without allowing urgency to replace proper due diligence.
Are There Other Offers On The Property?
Ask whether the seller has received written offers or entered negotiations with other buyers. The agent may provide limited information, and you should not assume every claim about competition is independently verified.
In a private treaty sale, you can ask how the seller will evaluate competing offers. Price matters, but settlement timing and contractual conditions may also influence their decision.
At auction, the process differs because registered bidders compete publicly under the applicable rules. Understand the auction conditions before bidding, especially where cooling-off rights may not apply.
What Terms Matter Most To The Seller?
Ask whether the seller prioritises price, settlement timing or certainty of completion. This may help you structure an offer that suits both parties.
For example, a seller might prefer a flexible settlement date over a slightly higher offer. However, do not sacrifice important protections simply to make your offer more attractive.
When Will The Seller Respond To My Offer?
Ask when the seller expects to make a decision and whether your offer needs an expiry time. A clear timeframe helps you manage negotiations and avoid unnecessary uncertainty.
Make sure your conveyancer reviews the offer before you sign. Depending on the document and applicable law, an offer may create binding obligations.
Bonus: Questions To Ask Before Making Your Final Decision
Before you commit, compare the agent’s answers with independent evidence. Your goal is to identify unresolved risks, not simply collect reassuring statements.
Prioritise these final questions:
- Have all known defects been disclosed? Ask for available reports and repair records, then arrange independent inspections to investigate potential problems.
- Are the advertised inclusions recorded in writing? Confirm important appliances, fixtures and other items appear in the contract.
- Have I checked the property’s legal status? Ask your conveyancer to review the title, contract, disclosures and relevant searches.
- Can I afford the complete purchase? Include the deposit, transaction costs, ongoing expenses and a reserve for unexpected repairs.
- Does the property meet my practical needs? Consider transport, schools, internet access, noise and future maintenance before making your final decision.
The answers should help you separate confirmed facts from assumptions. If something important remains unclear, investigate it before proceeding.
Conclusion: Ask Better Questions Before You Buy
The right questions can reveal details that a property listing never explains. They help you understand the asking price, the seller’s priorities, the property’s condition and the legal obligations attached to the purchase.
However, a real estate agent represents the seller’s interests in the transaction. Their answers should inform your research, not replace independent legal, financial and building advice.
Whether you are buying your first property or moving into another home in Australia, approach every inspection with curiosity and a clear understanding of your priorities. Careful research, independent checks and well-reviewed contract terms can help you make a more informed decision.
Frequently Asked Questions
1. What Should I Ask A Real Estate Agent When Buying A House?
Ask about recent comparable sales, the seller’s motivation, property defects, legal disclosures, ongoing costs and settlement timing. Also, request the available contract documents before making a binding commitment.
2. Can I Ask A Real Estate Agent Why The Owner Is Selling?
Yes, you can ask why the owner is selling. The agent may provide useful context, but they might not know the full circumstances or be able to disclose confidential information.
3. What Documents Should I Request Before Buying A Property?
Request the contract of sale, relevant disclosure documents, title information and available inspection reports. For strata properties, also investigate meeting minutes, financial records and anticipated major works.
4. Should I Arrange A Building And Pest Inspection Before Making An Offer?
Ideally, arrange an inspection before committing, where practical. If that is not possible, ask your conveyancer about suitable contractual protections and the risks of proceeding without an inspection.
5. What Is A Section 32 Statement In Victoria?
A Section 32 statement is a vendor disclosure document provided before a buyer signs a Victorian property contract. It contains prescribed information about the property, title and other relevant matters.
6. What Is A Strata Report, And Why Is It Important?
A strata report examines records relating to a strata scheme, including finances, meeting minutes, maintenance and disputes. It can help identify upcoming expenses or problems affecting the building.
7. Can I Negotiate The Asking Price With A Real Estate Agent?
Yes, you can submit an offer below the asking price. Research recent comparable sales, consider the property’s condition and decide your maximum budget before negotiating.
8. What Questions Should I Ask Before Signing A Property Contract?
Confirm the purchase price, deposit, settlement date, inclusions, applicable cooling-off rights and any finance or inspection conditions. Have a conveyancer review the contract before signing or waiving important protections.
Authoritative Sources And Further Reading
- Australian Competition and Consumer Commission (ACCC) — consumer rights and misleading representations.
- ASIC Moneysmart — budgeting, borrowing and home-buying guidance.
- Consumer Affairs Victoria — property contracts, Section 32 statements and underquoting rules.
- NSW Fair Trading — property sales and agent obligations.
- Queensland Government — property purchasing and seller disclosure requirements.
- National Broadband Network (NBN) — address checks and connection information.
- Australian Prudential Regulation Authority (APRA) — information about prudential regulation of lenders.
Disclaimer: This article provides general information only and does not constitute legal, financial or property advice. Requirements vary by jurisdiction and transaction. Obtain independent advice before entering a property contract.
