What is a final inspection in WA all about (and what should you check)?
- North Shore Conveyancing
- 5 days ago
- 5 min read
You’ve signed the contract, your finance is approved, and settlement day is just around the corner. Naturally, you’re excited… but there’s one important step left before everything is finalised: the final inspection. It might seem like just a quick walkthrough before you get the keys, but it’s actually one of the most important checks you’ll do as a buyer.
So what exactly is a final inspection? Let’s look at what you’re entitled to check and what you should do if something isn’t right. Plus, you can download your final inspection checklist (WA buyers), so read on…
What is a final inspection?
A final inspection is your opportunity to revisit the property shortly before settlement to confirm that everything is as it should be. In Western Australia, under the standard contract (Joint Form of General Conditions), buyers may be entitled to conduct a final inspection within the five business days leading up to settlement.
It is important to understand that a final inspection is not an automatic right - your contract needs to allow for it (which is one reason why precontractual reviews are so important for buyers).
It is also important to realise that the purpose of the final inspection is not to re-evaluate whether you want to buy the property or measure up for new furniture. The purpose of the final inspection is very clear. It is to ensure that:
The property is in the same state and condition as when you made your offer
Any agreed repairs have been completed
All fixtures and inclusions remain in place
Why the final inspection matters
By the time you reach this stage, your contract is already unconditional. That means in most cases, you cannot renegotiate the purchase price or pull out of the contract. Settlement is going ahead.
The final inspection is your chance to identify any issues, so they can be addressed before settlement (not after you’ve got the keys).
What you’re actually checking (and what you’re not)
This is where a lot of buyers get caught out. You ARE checking the:
Condition of the property (compared to contract date)
Completion of agreed repairs
Fixtures and fittings are still present
That the property will be delivered with vacant possession (if applicable)
It is NOT the time to:
Conduct another building inspection
Look for new defects to negotiate
Expect a “perfect” property (particularly as often the sellers are mid-packing at the time of final inspection)
Most homes (especially established ones) will still have wear and tear. That’s completely normal.
What happens if something isn’t right at my final inspection?
If you notice an issue during your final inspection, you should take photos and contact your settlement agent immediately. Depending on the situation and the terms of your contract, your conveyancer may:
Request the seller to fix the issue before settlement
Negotiate a credit or compensation
In most cases, if you’re entitled to the electrical, gas, and plumbing being in working order, it is done so via a warranty (rather than a condition). It probably looks something like ‘The seller warrants that at settlement all of the gas, electrical and plumbing fixtures will be in [good] working order.’ Warranties like this do not give the buyer grounds to delay settlement, withhold money or terminate the contract.
The warranty in your contract may sometimes go further in outlining what happens if an issue is identified, such as ‘If any item is found to not be in working order, the seller authorises the cost of repairs (as determined by a quote for a qualified independent contractor) to be deducted from the sale proceeds and credited to the buyer at settlement’. Not all contracts include a provision like this, but some do.
The difference between ‘working order’ and ‘good working order’
Oftentimes, these warranties refer to the fixtures being in ‘working order’. Others say ‘good working order’. And the inclusion of the word ‘good’ does actually make a difference. Working order is generally deemed to be the item doing what it should (at a bare minimum). Good working order, on the other hand, suggests it should be in an optimal state. Small defects may not be covered under working order warranties if the fixture is still doing its job.
Common exclusions
Your contract may also include exclusions to the working order clause. Sometimes these are unique to the property (for instance, where the seller has disclosed that an item, such as the alarm system, is not working), and so they are expressly excluded from the warranty under the contract. Other times, exclusions are more general and may be based on the real estate agent’s past experiences. Common general exclusions we see include ignitors on gas stoves and oven lights.
Ultimately, the key to any issues identified at the final inspection is early and clear communication. Once settlement happens, your options become much more limited.
Common issues we see at final inspections
Over the years, there have been a few things that come up time and time again:
Rubbish or unwanted items left behind
Missing inclusions (dishwashers, light fittings, etc.)
Repairs not completed as agreed
Damage since the contract was signed
Most of these are easily resolved if they’re picked up before settlement.
Final inspection checklist (download-ready)
Here’s a practical checklist for you to download and take with you to your final inspection. This checklist is provided as a guide only and is general in nature. Not all of the items included may apply to your particular contract, and it is important that you seek specific advice from your conveyancer.
Tips for a smooth final inspection
A few simple things can make the process much easier:
Book it early. In WA, you are generally entitled to conduct your final inspection up to five business days prior to settlement, and you can take two people along with you. Don’t leave it until the day before settlement to book it in.
Allow enough time. Don’t rush through it, and be sure to take your time checking each item.
Take photos if something doesn’t look right. The more photos, the better, so your conveyancer can give you the best advice as to your rights and obligations under the contract.
Bring your contract (or at least, a summary of inclusions) to ensure that everything remaining at the property is there.
Ask questions if you’re unsure. The real estate agent is generally more than happy to answer any questions you have, and you may even find that the seller is in attendance to show you how things work.
And most importantly: involve your settlement agent straight away if anything needs attention.
FAQ: Final inspections in WA
When does a final inspection happen?
Usually, within 5 business days before settlement.
Do I have to do a final inspection?
No, but it’s strongly recommended. Your conveyancer can advise you whether you are entitled to a final inspection under the terms of your contract.
Can I cancel the contract after the final inspection?
Not unless a contract condition still applies, and you have grounds to terminate the contract on that basis.
What if the seller hasn’t moved out yet?
If they live there, the seller may remain until 12pm the day after settlement. It is normal for the property not to be vacant at your final inspection.
What if something is missing or damaged?
Notify your conveyancer immediately so it can be addressed before settlement.
The bottom line when it comes to Final Inspection
A final inspection is your last opportunity to ensure everything is as expected before the seller is paid and the settlement goes through. Most of the time, everything is perfectly fine, and minor issues can be easily resolved prior to settlement. But when it’s not, catching it early can save you stress, time, and money.
If you’re buying property in Perth and want support throughout the process, from reviewing your contract to guiding you through your final inspection, North Shore Conveyancing is here to help. Contact Katelyn for clear, practical advice and a smooth path from offer to settlement.
