Buying a home in Western Australia involves more steps than most people expect between signing the contract and picking up the keys. A solid home settlement checklist for WA helps you stay on top of inspections, finance conditions, title searches, and handover details so nothing falls through the cracks.
At Bestwest Building, our extensive team of highly experienced registered builders carry out pre-purchase building inspections across Perth every week. We regularly see buyers who assumed everything was sorted, only to discover issues right before settlement. This guide covers everything you should check, and when to check it.
In this article:
- What Is Property Settlement in WA?
- Step 1: Book Your Building and Pest Inspection
- Step 2: Confirm Your Finance Approval
- Step 3: Title Search and Legal Checks
- Step 4: Arrange Building Insurance
- Step 5: Complete Your Pre-Settlement Inspection
- Step 6: Transfer Utilities and Connections
- Step 7: Settlement Day
- Common Mistakes Buyers Make Before Settlement
- Book a Building Inspection Before Settlement
- Frequently Asked Questions About Home Settlement in WA
| Your WA Settlement Checklist at a Glance |
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| • Building and pest inspection: booked after contract signing, before settlement |
| • Finance approval: confirm unconditional approval before the finance due date |
| • Title search: your settlement agent typically checks for caveats, easements, and encumbrances |
| • Insurance: enquire regarding building insurance as soon as you sign the contract |
| • Pre-settlement inspection: your final walkthrough usually within five business days of settlement |
| • Utilities: arrange transfers for power, water, gas, and internet before moving day |
| Get a free instant quote at bestwestbuilding.com.au/instant-quote/ |
What Is Property Settlement in WA?
Property settlement is the legal process where ownership of a home transfers between the seller and the buyer. In Western Australia, settlement typically occurs 30 to 60 days after the contract is signed, though this can vary depending on what the buyer and seller agree to.
Your settlement agent (also called a conveyancer) manages the paperwork, coordinates with the seller’s agent and your lender, and ensures all conditions are met before the title is transferred. Choosing a good settlement agent early in the process is one of the most important decisions you will make.
Step 1: Book Your Building and Pest Inspection
This is one of the first things to arrange after signing the contract. A building and pest inspection gives you a detailed assessment of the property’s structural condition and identifies any timber pest activity, including termites.
In WA, the inspection is carried out after the contract is signed but before settlement. Many contracts include a clause that provides a set number of days to arrange and complete this step. If significant defects are found, you may be able to negotiate repairs, a price reduction, or withdraw from the contract entirely depending on the terms.
Most pre-purchase inspection reports cover the roof exterior, roof space, internal areas, wet areas (bathrooms, ensuite, and laundry), subfloor and crawl space areas where accessible, external walls, site drainage, and more. A separate timber pest inspection checks for live termite activity, termite damage, and conditions conducive to termite attack.
We recommend booking a combined building and pest inspection to cover both in a single visit. Bestwest Building provides same-day digital reports with full-resolution photographs for most domestic properties. See an example report here.
| KEY TAKEAWAY A building inspection is your independent safety net. It catches defects that are invisible during an open home and gives you negotiating power before settlement. |
Step 2: Confirm Your Finance Approval
Most purchase contracts in WA include a finance clause. This gives you a set number of days to obtain unconditional loan approval from your lender. If your finance is not approved within this period, you may lose the right to use finance as a reason to exit the contract should it not go ahead.
Stay in regular contact with your mortgage broker or lender throughout this period. Make sure all documents they request are provided promptly. Once unconditional approval is confirmed, notify your settlement agent and real estate agent.
Step 3: Title Search and Legal Checks
Your settlement agent will typically conduct a title search to confirm who owns the property and whether there are any caveats, easements, restrictive covenants, or other encumbrances registered against the title.
In Western Australia, titles can be green title (standard freehold), survey-strata, or strata. Each type has different implications for shared property, common areas, and strata levies. Your settlement agent should explain what your title type means for you.
If the property is a strata lot, your agent should also obtain a strata search. This reveals the financial health of the strata company, any outstanding levies, planned works, and the by-laws that apply to the property.
| WHY IT MATTERS Outstanding strata levies or planned special levies can add thousands of dollars in unexpected costs after settlement. A strata search is the only way to know before you commit. |
Step 4: Arrange Building Insurance
In WA, building insurance is typically the buyer’s responsibility from the date of contract or settlement, depending on the contract terms. Check with your real estate agent and/or settlement agent to confirm exactly when your obligation starts.
Do not assume the seller’s insurance covers you during the settlement period. If the property is damaged between contract signing and settlement, having your own policy in place protects your investment.
Step 5: Complete Your Pre-Settlement Inspection
This is your final walkthrough of the property before settlement, typically within five business days of the settlement date. The purpose is to check that the property is in the same condition as when the contract was signed.
A pre-settlement inspection is not the same as a building inspection. It is a visual check to confirm the property matches what you agreed to buy. If you notice something wrong, raise it with the real estate agent and your settlement agent immediately.
During this inspection, check that all inclusions listed in the contract are still present (dishwashers, light fittings, curtains), there is no new damage or deterioration, any agreed repairs have been completed, and the property is reasonably clean and cleared of the seller’s belongings.
Step 6: Transfer Utilities and Connections
Before settlement day, arrange to transfer or connect electricity, gas, water, internet, and any other services in your name. Contact each provider at least a week before settlement to avoid being without essential services on moving day.
If the property has a security system, ask the seller or real estate agent for access codes and details of any monitoring contracts.
Step 7: Settlement Day
On settlement day, your settlement agent, the seller’s agent, and the lender coordinate the final steps. Funds are transferred, the title is updated in your name at Landgate, and the keys are released to you through the real estate agent.
Settlement usually happens electronically in WA through the PEXA platform. Your settlement agent will notify you once everything is complete and you are free to collect the keys.
Common Mistakes Buyers Make Before Settlement
Skipping the building inspection: this is the single most common mistake we see. Buyers assume a property looks fine and proceed without an independent assessment. A building inspection regularly uncovers defects that are not visible during an open home.
Leaving finance too late: if your lender needs additional documentation and you are close to the finance due date, you may lose your ability to exit the contract on finance grounds.
Not checking strata records: for strata properties, outstanding levies or planned special levies can add thousands of dollars in unexpected costs after settlement.
Forgetting to book the pre-settlement walkthrough: if you skip this and find damage or missing items after settlement, you have very limited options to resolve the issue.
Book a Building Inspection Before Settlement
A building inspection is one of the most important steps in your settlement checklist. It gives you an independent, professional assessment of the property’s condition before you commit.
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Frequently Asked Questions About Home Settlement in WA
When should I book a building inspection before settlement?
Book your building inspection as soon as possible after signing the contract. Most WA contracts include a building inspection clause with a set timeframe, often 7 to 14 days. Booking early gives you time to review the report and negotiate if defects are found.
What is the difference between a building inspection and a pre-settlement inspection?
A building inspection is a professional assessment of the property’s structural condition, carried out by a registered builder under AS4349.1. A pre-settlement inspection is a visual walkthrough you do yourself before settlement to check the property matches what you agreed to buy. They serve different purposes, and you should complete both.
Do I need a pest inspection before settlement in WA?
Yes, a timber pest inspection is strongly recommended. Termite damage is not covered by standard home insurance in Western Australia, and termite activity can exist without any visible signs. A combined building and pest inspection covers both structural and timber pest assessments in a single visit.
How long does property settlement take in Western Australia?
Settlement in WA typically takes 30 to 60 days from when the contract is signed, though this can be negotiated between buyer and seller. The exact timeframe is written into your contract of sale.
