A Vendor’s Statement — commonly called a Section 32 — is a legal document that the seller of a property in Victoria must provide to every prospective buyer before a contract of sale is signed. It is named after Section 32 of the Sale of Land Act 1962 (Vic). The Section 32 discloses key legal and financial information about the property so the buyer can make an informed decision. Reading it carefully (with your lawyer) before you sign anything is essential.

What must a Section 32 include?

• Title information: Certificate of title details, registered proprietors, mortgages and encumbrances on title
• Easements and covenants: Any easements, restrictions or covenants registered on title
• Planning information: The property’s planning zone, any overlays, and planning permits affecting the property
• Outgoings: Council rates, water rates, owners corporation fees and any other outgoings the buyer will assume
• Services: Whether the property is connected to sewerage, water, electricity and gas
• Building permits: Permits issued in the last 7 years — and whether an occupancy permit was obtained for each
• Owner’s corporation (if applicable): Minutes of recent meetings, financial statements, insurance and any special levies
• Notices: Any government notices, orders or proposals affecting the property (road widening, compulsory acquisition)

What are the most important things to check in a Section 32?

1. Building permits without occupancy permits

If a permit was issued for a renovation or extension but no occupancy permit was ever obtained, the building work may not comply with the Building Code. You inherit this problem as the new owner. Always check that every permit listed has a corresponding occupancy permit.

2. Planning overlays

Heritage overlays restrict demolition and alterations. Flood overlays mean higher insurance costs and building restrictions. Vegetation protection overlays restrict tree removal. Always check the overlay map on VicPlan before making an offer.

3. Owner’s corporation special levies

For units and apartments, check whether any special levies have been raised or are proposed. A large special levy for roof repairs or cladding replacement can be a significant unexpected cost.

4. Government notices and proposals

Road widening, compulsory acquisition or infrastructure projects can affect the property’s value and amenity. Check any notices disclosed carefully.

What happens if the Section 32 is incomplete or misleading?

A buyer can rescind (cancel) a contract before settlement if the Section 32 is defective — meaning it fails to disclose information required by the Act. If the seller has made a misleading statement, the buyer may have rights to damages or contract rescission. This is why sellers use solicitors to prepare the Section 32.

Frequently asked questions

Do I need a lawyer to review a Section 32?

Yes. While you can read the Section 32 yourself, a property lawyer or conveyancer should review it before you sign the contract of sale. They will identify any red flags, missing information or unusual encumbrances that could affect the purchase.

Is a Section 32 required in all states?

No. The Section 32 is a Victoria-specific document. Other states have equivalent disclosure requirements — NSW has a Contract of Sale with attached title searches and zoning certificates; QLD uses a disclosure statement under the Property Occupations Act.

Can I cool off after signing if I find something in the Section 32?

In Victoria, buyers have a 3-business-day cooling-off period after signing a contract of sale (auction purchases are excluded). You can rescind within this period for any reason — including something you found in the Section 32 — but you forfeit 0.2% of the purchase price.

GeeVee verdict: Never sign a contract of sale before your lawyer has reviewed the Section 32. The most common issues are building permits without occupancy permits, heritage overlays buyers didn’t know about, and owner’s corporation special levies not clearly disclosed. Ten minutes with a good conveyancer saves enormous problems later.

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