Preparing Your Home for Sale and Settlement in WA: A Seller's Checklist
Thinking about selling your home in Perth? From choosing a real estate agent to getting your property ready for home opens and planning your move, there's a lot to organise. But getting your house ready for sale involves more than just making it look its best. Many sellers forget the compliance requirements and contractual obligations needed before settlement can take place. Some of these can wait until you've accepted an offer, but others are worth knocking off your ‘to-do’ list before your property even hits the market.
So, here's our complete, practical checklist for preparing your home for sale and settlement in WA.
Before listing: What should sellers organise?
1. Check your RCDs and smoke alarms
Before selling a residential property in WA, you must ensure it complies with the requirements for residual current devices (RCDs) and smoke alarms. In most cases, residential properties must have at least two compliant RCDs protecting the lighting and power circuits, along with hard-wired smoke alarms installed in the appropriate locations.
If you're unsure (even just a little) whether your property complies, please arrange for a licensed electrician to check it before listing. It's (so) much easier to resolve issues early than scramble to arrange an electrician days before settlement (or worse, incur a hefty fine for non-compliance).
2. Apply for your ATO Clearance Certificate
All sellers of Australian property must endeavour to supply an ATO Clearance Certificate before settlement. Without a valid certificate, the buyer must withhold 15% of the purchase price and pay it to the ATO at settlement. If you’re an Australian resident for tax purposes, you can apply for a certificate online in a matter of minutes. There is no cost to apply for a clearance certificate, so please don’t pay a third-party website to do this for you.
Certificates are valid for 12 months, so we recommend applying as soon as you decide to list. Each seller also needs their own certificate.
3. Disclose material facts and known property issues
If you're aware of something significant that could influence a buyer's decision to purchase, raise it with your real estate agent and conveyancer before listing. Examples of things you should disclose include:
Unapproved patios, sheds, extensions or other building work.
The presence of asbestos or Typlex 1050 plumbing pipes in the property.
Significant previous property damage or structural problems.
Adverse property history, such as illegal drug manufacturing or an unnatural death.
These matters are considered ‘material facts’ and must be disclosed to prospective buyers. Deliberately withholding significant information can create serious problems. If you're unsure whether something needs to be disclosed, check with your real estate agent and settlement agent, rather than assuming it won't matter.
4. Decide what's included in the sale
Before marketing begins, consider what you'll leave behind. Built-in appliances and fixtures (like curtains and light fittings) are generally expected to remain, but items such as dishwashers, security cameras, wall-mounted TV brackets and pool cleaning equipment can cause confusion.
Make sure your agent knows about anything you intend to remove so the contract accurately reflects what's included.
Once you've accepted an offer
5. Organise your mortgage discharge early
If there's a mortgage registered against your property, your bank will need to discharge it at settlement. You'll need to complete a Discharge Authority, and banks often require several weeks to process these requests. Each bank has its own unique form. Some are available online via a quick Google search, while other lenders require you to call up to request the form.
Don't leave this until settlement week.
This is especially important if your property is used as additional security for another loan or if guarantors are involved. A partial discharge can involve extra assessments and considerably longer processing times. Late completion of the Discharge Authority is one of the most avoidable causes of settlement delays we encounter.
6. Complete your identification checks
Your real estate agent and settlement agent will both need to verify your identity and complete applicable anti-money laundering checks. Don't pack away your passport, driver's licence or other identification documents before completing these requirements!
If your documents are in different names, you will also need supporting evidence such as your marriage certificate. Responding promptly to your conveyancer's requests for this information will help avoid unnecessary delays.
7. Maintain the property and complete repairs
Under the standard Joint Form of General Conditions used in WA, sellers need to maintain the property's condition until settlement, subject to fair wear and tear. Continue mowing lawns, maintaining gardens and looking after the property (particularly if it becomes vacant before settlement). Your property is often in its best condition at the point of sale, and it needs to be maintained to the same standard during settlement.
Also, please don't remove established plants or garden features. If you want to take any, check first whether they are included in the sale.
Finally, you should ensure any agreed repairs are completed by the contractual deadline. If your contract includes a working order warranty, check that all the electrical, plumbing and gas fixtures and appliances are functioning properly before the buyer's final inspection. A faulty hot water system or broken oven can quickly become a last-minute settlement headache, as you try to organise tradespeople at short notice.
8. Maintain insurance and utilities
Sellers must keep the property insured until settlement. We also recommend keeping electricity and gas services available so the buyer can test appliances at their final inspection.
You can contact utility companies in advance to let them know the settlement date, and they will arrange the final readings and account closures from this date. Please ensure that you don’t disconnect essential services prematurely.
Immediately before settlement
9. Prepare for the buyer's final inspection
Under the standard contract, buyers are generally entitled to a final inspection within the five business days before settlement. This gives them an opportunity to check the property's condition, including any agreed repairs, and to ensure any working order warranties have been adhered to.
Work with your real estate agent and the buyer to make the property accessible and address any identified issues as quickly as possible.
10. Clean the property and remove belongings
Do sellers have to professionally clean their house before settlement? Generally, no. Unless your contract specifically requires professional cleaning, you're not automatically obligated to engage cleaners. Sellers must, however, leave the property in the same condition as when the buyer made their offer. At a minimum, you must remove rubbish and all personal belongings, empty cupboards, and leave the home reasonably clean.
Don't forget garages, sheds and outdoor areas. If particular cleaning standards are important to either party, they should be agreed in the contract.
11. Organise keys and possession
When buyers receive the keys depends on the contract and occupancy arrangements.
Seller-occupied homes: Under the standard JFGC, sellers occupying the property as their principal residence generally have until 12 noon the day after settlement to vacate.
Vacant homes: Where vacant possession is required at settlement, keys are generally released by the real estate agent to the buyer immediately upon settlement.
Tenanted properties: Where the property is sold subject to an existing tenancy, the lease continues after settlement. The buyer becomes the new landlord, with the tenancy arrangements and relevant keys or access details transferred to the new property manager, if required.
Sellers should gather all available keys, garage remotes, gate fobs and access codes. It's also helpful to leave appliance manuals and other relevant information for the new owners.
Seller's pre-settlement checklist
[ ] Check RCD and smoke alarm compliance.
[ ] Apply for your ATO Clearance Certificate.
[ ] Discuss known property issues and material facts.
[ ] Confirm fixtures and chattels included in the sale.
[ ] Submit your mortgage discharge paperwork.
[ ] Complete identification and AML checks.
[ ] Maintain gardens and complete agreed repairs.
[ ] Check applicable gas, electrical and plumbing items.
[ ] Maintain insurance and essential utilities.
[ ] Prepare for the buyer's final inspection.
[ ] Remove belongings and rubbish, and leave the property clean.
[ ] Organise keys, remotes and possession arrangements.
FAQs: Preparing your home for settlement in WA
What do I need to do before selling my house in WA?
Check your property's RCD & smoke alarm compliance, consider any known issues that require disclosure, apply for your ATO Clearance Certificate, and clarify what's included in the sale. Your conveyancer can help you identify settlement requirements early.
Does a seller have to professionally clean the house before settlement?
Not generally, unless the contract requires it. However, sellers must leave the property in the same condition as when the buyer made their offer.
When do sellers have to hand over keys in WA?
For vacant properties, generally at settlement. Sellers occupying their principal residence may have until noon the following day under the standard JFGC. Tenanted properties remain subject to the existing lease.
What can delay settlement for a seller?
Common causes include signing the mortgage discharge authority too late, incomplete identification checks and outstanding contractual conditions (like failing to complete contracted repairs).
Selling your home in Perth? Get organised early.
A little preparation before listing can make a significant difference when settlement day arrives. At North Shore Conveyancing, we help Perth sellers navigate the process from contract review through to settlement, ensuring important requirements are identified and addressed early.
If you’re thinking about selling, contact Katelyn for a settlement quote and practical guidance before your property even hits the market.
