If you’re buying property in Victoria you’ll
hear the term “Section 32” constantly. Here’s
exactly what it is, what it contains, and
why reading it carefully could save you from
a very expensive mistake.
What Is a Section 32?
A Section 32 — formally called a Vendor’s
Statement — is a legal document that Victorian
property sellers must provide to buyers before
a contract of sale is signed.
It’s named after Section 32 of the Sale of
Land Act 1962 (Vic), which requires vendors
to disclose specific information about the
property.
The purpose is simple: to give buyers the
information they need to make an informed
decision before committing to a purchase.
What Must Be Included in a Section 32?
A Section 32 must include:
Title and ownership details
- Certificate of title showing who owns
the property - Any mortgages, caveats, or encumbrances
on the title
Planning information
- Current zoning of the property
- Any planning overlays affecting the land
- Heritage or environmental overlays
Outgoings
- Council rates
- Water rates
- Owners corporation fees (if applicable)
Services
- Whether the property is connected to
mains water, sewerage, gas, and electricity
Building permits
- Any building permits issued in the last
7 years - Owner Builder Warranty Insurance if
applicable
Owners corporation information
- OC certificate if the property is part
of an owners corporation - Rules, financial statements, and
meeting minutes
Other disclosures
- Any notices from government authorities
- Road or public acquisition notices
- Owners corporation insurance details
What Isn’t Covered?
Section 32 does not cover the physical
condition of the property. It won’t tell
you about:
- Structural defects
- Pest infestations
- Roof condition
- Plumbing or electrical issues
For these you need an independent building
and pest inspection — always get one.
How Long Do You Have to Review It?
In Victoria there is no mandatory cooling-off
period for properties sold at auction. For
private sales, buyers have a 3 business day
cooling-off period after signing the contract.
This is why reviewing the Section 32
thoroughly before signing — ideally with
your conveyancer — is so important.
Red Flags to Look For
Watch for these warning signs in a Section 32:
- Caveats or mortgages on the title that
haven’t been released - Unresolved building permits suggesting
unapproved works - Planning overlays that restrict what you
can do with the property - High owners corporation fees or pending
special levies - Government acquisition notices — meaning
the government may compulsorily acquire
part of the land - Missing or incomplete information — a
seller’s obligation is to disclose, and
gaps should raise questions
Do I Need a Conveyancer to Review It?
Yes — always. A Section 32 is a legal document
and the consequences of missing something
can be severe. A licensed Victorian conveyancer
will review the Section 32 as part of their
standard service and flag anything unusual.
Conveyancing fees in Victoria typically range
from $1,500 to $3,000 for a standard
residential purchase — money extremely well
spent on a $500K+ transaction.
What Happens If the Section 32 Is Defective?
If a Section 32 contains false or misleading
information, or fails to include required
disclosures, buyers may have the right to
rescind the contract. However this is a
complex legal area — always get advice
from your conveyancer if you have concerns.
Next Steps
Once you’ve reviewed the Section 32 with
your conveyancer, make sure you also:
- Get an independent building and pest
inspection - Review the owners corporation documents
carefully if buying a strata property - Confirm your finance is approved before
making an offer
Disclaimer: This article is for general
informational purposes only and does not
constitute legal advice. Always engage a
licensed Victorian conveyancer or solicitor
before signing any property contract.
Vic Property Guide 
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