Property due diligence
Who to involve, and how to decide
A professional-referral table, a framework for conflicting evidence, and five legitimate ways due diligence can end.
- A conveyancer or solicitor reviews the contract, Section 32 and title — a building inspector checks physical condition. Neither substitutes for the other.
- Victoria's Building and Plumbing Commission maintains a free public register to verify a practitioner's licence and disciplinary history.
- When evidence conflicts, preserve both pieces and ask the relevant professional — don't resolve it yourself in favour of the convenient answer.
- Due diligence has five legitimate endings: proceed, proceed with protections, investigate further, negotiate, or reject. Walking away is one of them, not a failure.
Who to involve, and for what
Consumer Affairs Victoria recommends a buyer engage their own legal practitioner or conveyancer, who can review and advise on the Section 32 and contract of sale, find and review the property title, and ensure the transfer of title is done correctly (Consumer Affairs Victoria, verified 30 Jul 2026). Separately, a qualified building inspector, surveyor or architect can identify faults, whether they're repairable, likely repair costs, and unauthorised work — buyers should confirm the inspector carries full professional indemnity insurance and consider a separate pest inspection and, for older properties, an asbestos assessment, rather than relying on a report supplied by the agent or vendor (Consumer Affairs Victoria, verified 29 Jul 2026). Where a specific practitioner's licence or disciplinary history matters, Victoria's Building and Plumbing Commission maintains a free, public register of registered building practitioners and plumbers, searchable to verify registration and check for past disciplinary or prosecution action (Building and Plumbing Commission (Victorian Building Authority), verified 29 Jul 2026).
| Issue | Who to involve |
|---|---|
| Contract, Section 32, title, rescission rights | Conveyancer or solicitor |
| Building condition, unauthorised work | Registered building inspector |
| Timber pests | Pest inspector |
| Boundaries, encroachments | Licensed land surveyor |
| Structural movement | Structural engineer |
| Planning controls, development potential | Town planner or council |
| Electrical, plumbing, gas | Licensed practitioner — check the BPC register |
| Owners-corporation records | Conveyancer, solicitor or strata specialist |
| Finance and valuation | Lender or mortgage broker |
| Tax, ownership structure | Registered tax agent or tax lawyer |
| Insurance | Insurer or licensed insurance adviser |
When evidence conflicts
Consumer Affairs Victoria recommends multiple visits to a property — an initial visit to check basic requirements, and follow-up visits looking specifically for needed repairs and structural concerns, using a due-diligence checklist (Consumer Affairs Victoria, verified 29 Jul 2026). When what you observe conflicts with what's disclosed — the agent says work was approved but no permit appears; the listing says two car spaces but the title shows one; the building report flags moisture the vendor says was already fixed — don't resolve the conflict yourself. Preserve both pieces of evidence and take the discrepancy to the relevant professional.
Five ways due diligence can end
Once the material findings, limitations and unresolved issues are understood: proceed (nothing material outstanding), proceed with legally reviewed protections (a specific condition addresses the risk), obtain further evidence (something is unclear and needs another document or search), negotiate (price, terms or timing should reflect a confirmed issue), or reject (a finding is a genuine deal-breaker). All five are legitimate outcomes — walking away at a predetermined limit because of an unresolved risk is not a failure of due diligence, it's what due diligence is for.
Worked example
A buyer's Section 32 discloses two car spaces, but the attached title plan only shows one clearly allocated to the lot. Rather than assuming the listing is right or the title is out of date, they raise it directly with their conveyancer, who confirms which is accurate before the offer becomes unconditional — avoiding a dispute after settlement over something that was checkable beforehand.
Practical checklist
Before you decide
- List every unresolved finding from your due-diligence file
- Confirm which professional should review each one
- Check any practitioner's registration via the BPC register where relevant
- For each conflict between sources, ask the relevant professional rather than guessing
- Sort remaining findings into: proceed / proceed with protections / more evidence / negotiate / reject
Questions for a professional
- Of everything still open in my file, what genuinely needs resolving before I commit?
- If we proceed, what contract protection would you recommend for this specific finding?
Official resources
Sources and methodology
- Seek expert advice on property — Consumer Affairs Victoria (retrieved 30 Jul 2026)
- Find a practitioner — Building and Plumbing Commission (Victorian Building Authority) (retrieved 29 Jul 2026)
- Inspect properties before you buy — Consumer Affairs Victoria (retrieved 29 Jul 2026)
Figures on this page are drawn from Delora's local knowledge graph, refreshed from these primary sources and checked for changes on a regular schedule. If a figure here looks out of date, the official source above is always the authority — please let us know.