Buying a home in Melbourne is likely one of the biggest decisions you’ll make, but that doesn’t mean you must stay passive until the paperwork reaches a solicitor’s desk. By running a few disciplined checks early, you can spot red flags, slash wasted costs, and enter negotiations with evidence rather than hope.

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‍Real‑world proof: a reader recently emailed to thank me for this very checklist after it helped him uncover an Environmental Audit Overlay on the property, he was eyeing. The overlay flagged potential contamination - serious for health and safety and would have made his planned extension a regulatory maze. Catching it upfront saved him the cost of further due diligence, a likely redesign of his plans - not to think about the additional planning costs.

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Below is a ten‑point checklist you can complete before lawyers and inspectors step in. Nothing here replaces professional advice, it simply prevents you from paying those professionals to confirm problems you could have seen coming.

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1 Confirm the Title & Encumbrances

• Order a title search via Landata (Victoria) or your state registry.
• Scan for mortgages, easements, covenants or caveats that limit use or future value.

2 Check the Zoning Overlay

• Use your local council’s online planning maps to confirm the zoning code.
• Note any overlays (heritage, flood, bushfire) that trigger extra permit hurdles.

3 Scrutinise the Section 32 (Vendor Statement)

• Verify building permits, rates, planning restrictions and any notices.
• Query omissions early; undisclosed issues are negotiation leverage, not an after‑settlement headache.

4 Verify Building Permits & Approvals

• Cross‑check any renovations against council permit records.
• Unapproved works can lead to fines or forced rectification.

5 Run a Preliminary Visual Inspection

Look for obvious structural or maintenance concerns:

• Cracks in walls or slabs
• Damp patches / mould
• Sagging roof lines
• Exposed or outdated wiring
• Low water pressure or plumbing leaks

6 Assess Neighbourhood Fit

• Distance to schools, shops and public transport.
• Review Crime Statistics Agency data for safety trends.
• Visit at different times; noise or parking stress often hides outside open‑home hours.

7 Identify Environmental & Natural Hazards

• Flood maps, BAL ratings, landfill or former industrial use.
• Contaminated‑land registers via EPA or council.

8 Research Future Developments & Infrastructure

• Scan council planning portals for major projects.
• Check VicRoads and state transport sites for new roads or rail corridors.

9 Compare Recent Sales (‘Comps’)

• Use Domain or realestate.com.au to pull sales within six months, matching beds, baths and land.
• Remember: quote ranges favour vendors. Evidence beats rule‑of‑thumb.

10 Talk to the Neighbours

A ten‑minute chat can surface issues no database reveals - think boundary disputes, noise sources, or plans to rebuild next door.

When to Call in the Pros

Once this checklist is clear—or flags serious concerns—it’s time for a licensed building inspector, solicitor and, ideally, a Melbourne buyers advocate to verify, negotiate or walk away.

Ask yourself: If the perfect property emerged tomorrow, would you be ready to act with facts or feelings?

See also: Early Property Buying Conversations – why timing your prep work beats timing the market.

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