Victoria's Section 32 vendor statement requirements are changing from 1 June 2027. Under the new rules, vendors must make their Section 32 statement available earlier in the property sale process, with different deadlines applying to private sales, auctions and fixed-date sales.

The changes affect how property vendors, real estate agents, lawyers and conveyancers prepare for a sale. They also give prospective purchasers an earlier opportunity to review important information about a property before committing to buy.

If you are planning to sell or purchase property in Victoria, understanding the new Section 32 requirements will help you prepare for the changes.

What is a Section 32 vendor statement?

A Section 32 statement is a legal disclosure document that a property vendor must provide to a purchaser before the purchaser signs the contract of sale. Its disclosure requirements are set out in the Sale of Land Act 1962 (Vic).

The statement provides important information about the property, including matters such as:

• Title details, mortgages, easements and restrictive covenants.

• Planning controls and zoning information.

• Rates, taxes and other property outgoings.

• Owners corporation information, where applicable.

• Other prescribed disclosures relevant to the property, including bushfire-prone area information where required.

The purpose of the Section 32 statement is to disclose specified legal and financial information that may affect a purchaser's decision to buy.

It is not a building inspection report, nor does it replace the purchaser's need to carry out independent due diligence.

What are the new Section 32 requirements?

From 1 June 2027, the timing for making a Section 32 statement available will depend on the proposed method of sale.

• Private sale: The Section 32 statement must be made available within 14 days after the property is advertised for sale.

• Auction or fixed-date sale: The Section 32 statement must be made available at least 14 days before the auction or fixed-date sale.

• Property not advertised for sale, or to be sold within 14 days after advertising: The Section 32 statement must be available before the purchaser signs the contract of sale.

These deadlines are not interchangeable. Vendors and their advisers will need to identify the intended sale method and work backwards from the applicable deadline.

The new requirements do not remove the existing obligation to provide a compliant Section 32 statement before the purchaser signs the contract.

Why does early preparation matter?

Preparing a Section 32 statement requires more than completing a standard form. The vendor's lawyer or conveyancer needs to obtain and check the relevant documents and ensure the required disclosures are accurate and complete.

Depending on the property, this may involve obtaining title searches, reviewing planning information, checking rates and taxes, and obtaining an owners corporation certificate and accompanying documents.

Some information may take time to obtain. If a vendor waits until the property is advertised or an auction date is approaching, there may be limited time to address missing documents or discrepancies.

For this reason, vendors should consider engaging their lawyer or conveyancer before launching the marketing campaign.

What should property vendors do?

Vendors planning to sell in Victoria should consider the following steps:

1. Engage a lawyer or conveyancer early.

Discuss the proposed sale method and timetable before the property is advertised. This allows the Section 32 statement and contract of sale to be prepared in time.

2. Gather the relevant property documents.

Provide the necessary information about the property, including title documents, rates notices, planning information and any relevant owners corporation records.

3. Check that the disclosures are accurate and complete.

The vendor remains responsible for ensuring the required disclosures are made. Incorrect, incomplete or outdated information may create legal and commercial risks.

4. Allow time for outstanding documents.

Where an owners corporation certificate or other supporting document is required, factor the time needed to obtain it into the preparation schedule.

5. Tell your adviser if the sale arrangements change.

A change from a private sale to an auction, a revised auction date or a shortened marketing campaign may affect the applicable deadline. The timing should be reviewed if the proposed sale method changes.

6. Consider the commencement date

   Vendors planning a sale around 1 June 2027 should obtain advice about the transitional and commencement provisions applicable to their transaction.

Early preparation can help reduce last-minute pressure, avoid unnecessary delays and identify potential issues before the sale campaign progresses.

What should real estate agents and lawyers/conveyancers consider?

The new Section 32 timing requirements make coordination between the vendor, estate agent and legal practitioner or conveyancer particularly important.

Real estate agents should discuss the proposed advertising and sale timetable with the vendor and their legal adviser early enough to allow the relevant deadline to be met.

Lawyers and conveyancers preparing the statement should confirm the intended sale method, the proposed advertising date and, where applicable, the auction or fixed-date sale date.

The preparation process should be built into the sale timetable rather than treated as a last-minute administrative task.

What do the changes mean for property buyers?

For purchasers, earlier access to the Section 32 statement provides more time to investigate the legal and financial aspects of a property before signing a contract.

However, an earlier disclosure statement does not necessarily mean that every issue affecting a property will be apparent from the document alone.

Purchasers should consider having the Section 32 statement and contract of sale reviewed by their lawyer or conveyancer. Depending on the property, further enquiries may be appropriate regarding title restrictions, planning controls, owners corporation liabilities, proposed works, special levies or other matters that could affect ownership costs and future use.

Buyers should also remember that the Section 32 statement does not replace building and pest inspections or other investigations into the property's physical condition.

Where a property is part of an owners corporation, reviewing the available records and checking whether the information remains current may be particularly important.

When do the new Section 32 rules start?

The new Section 32 timing requirements commence on 1 June 2027.

Until then, the existing requirements continue to apply. Vendors should nevertheless consider the new deadlines when planning a future sale, particularly if the property is likely to be marketed or auctioned around the commencement date.

The key change is not simply the need to prepare a Section 32 statement. It is the need to make the statement available within the applicable timeframe for the proposed sale.

Frequently asked questions about Section 32 changes in Victoria

When must a Section 32 statement be available under the new rules?

From 1 June 2027, it must be available within 14 days after advertising for a private sale, at least 14 days before an auction or fixed-date sale, or before the purchaser signs the contract where the property is not advertised or will be sold within 14 days of advertising.

Can a vendor wait until a buyer makes an offer before preparing the Section 32?

For an advertised private sale, the new timing requirement means the vendor cannot simply leave preparation until a buyer is ready to sign. The applicable deadline must be met. For an unadvertised property or one to be sold within 14 days of advertising, the statement must be available before the purchaser signs.

Does the Section 32 statement need to be reviewed by a lawyer?

The statement must contain the disclosures required by law. A vendor's lawyer or conveyancer will usually prepare it, while a purchaser may engage their own lawyer or conveyancer to review it and advise on matters requiring further investigation.

Do the changes affect properties sold by auction?

Yes. From 1 June 2027, the Section 32 statement must be available at least 14 days before the auction or fixed-date sale.

Do buyers still need to conduct their own due diligence?

Yes. The Section 32 statement provides prescribed disclosures but does not replace legal review, building and pest inspections, planning enquiries or other investigations appropriate to the property.

Preparing for a property sale in Victoria

The new Section 32 requirements reinforce the importance of getting the legal preparation right from the outset.

For vendors, early preparation can help avoid unnecessary delays and last-minute pressure. For estate agents, clear coordination with the vendor's legal adviser can help keep the sale campaign on schedule. For purchasers, earlier access to the statement provides more opportunity to review the property before committing to a contract.

If you are planning to sell or buy property in Victoria, obtaining legal advice early can help you understand the disclosure requirements and prepare for the transaction.

Alteris Legal assists clients with Victorian property transactions, including contracts of sale and Section 32 vendor statements.

If you are planning to sell a property or need advice on a proposed purchase, contact Alteris Legal to discuss your circumstances and the legal steps involved.

Contact Alteris Legal to discuss your property transaction.

Date published: 23 October 2026

Disclaimer: This article, current as at the date stated, is provided for reference only. It does not constitute legal, tax, financial or other professional advice and should not be relied on as legal advice. You should discuss your specific situation with a suitably qualified professional advisor before taking any action.