A Section 32 statement, also called a vendor statement, is one of the most important documents in a Victorian property purchase. It is designed to give buyers key information before they sign a contract, so they can understand what they are buying and what obligations may come with it.

The document can include title details, planning information, outgoings, services, building permits, notices, owners corporation information and other matters relevant to the property. The exact content depends on the property. A house, apartment, unit, vacant block or rural property can each raise different issues.

Buyers should not treat the Section 32 as a quick formality. It can reveal restrictions, easements, covenants, zoning details, owners corporation fees, insurance arrangements or works that need further questions. Sometimes the document confirms there is nothing unusual. That is still valuable.

Apartments and townhouses need particular care because owners corporation information can affect later costs and daily living. Minutes, fees, maintenance plans, disputes and insurance should be reviewed. A low-maintenance lifestyle can still come with shared decisions and future works.

Building permits and renovations should also be checked. If the property has an extension, deck, garage, studio or major internal works, buyers should ask whether the documents line up with what they see. Missing or unclear information does not automatically mean the property is unsuitable, but it does mean advice is needed before signing.

The Section 32 should be compared with the inspection. If the advertisement promises features that do not appear in the documents, or if the documents mention something not obvious at the property, ask questions. Buyers should also confirm inclusions and exclusions in the contract rather than relying on assumptions.

Sellers benefit from careful preparation too. A complete and clear vendor statement can help buyers feel confident and reduce delays. Last-minute missing information can slow an otherwise strong campaign.

The plain-English rule is simple: read it early, get it reviewed and ask about anything unclear. A Section 32 is not there to scare buyers away. It is there to make the decision informed before the contract becomes binding.

This article is general information only and doesn’t take your personal circumstances into account. It is not financial or legal advice. Before acting, consider seeking advice from a qualified professional such as a licensed broker, conveyancer or solicitor.