What a Section 32 usually covers
- Title details, mortgages and other financial charges
- Easements, covenants and other restrictions on the land
- Planning zones and overlays
- Council rates, water and other outgoings
- Services connected to the property
- Building permits and owner-builder work in recent years
- Owners corporation details for units and apartments
For sellers
The statement must be ready before a buyer signs, and errors can let the buyer walk away before settlement. Have it prepared by a conveyancer or lawyer. Our Victorian selling fee is fixed — see our fees.
For buyers
Ask the agent for the Section 32 early and have it reviewed with the contract before you sign or bid. Also estimate your Victorian stamp duty.
Common questions
What is a Section 32 statement?
A Section 32 statement (vendor statement) is a document the seller of Victorian property must give buyers before they sign the contract. It sets out key information about the property, as required by sections 32 and 33 of the Sale of Land Act 1962 (Vic).
Who prepares the Section 32?
The seller is responsible for it. It is usually prepared by the seller's lawyer or licensed conveyancer. The estate agent does not prepare it.
What happens if the Section 32 is wrong or incomplete?
If a seller gives false information or leaves out required information, the buyer may be able to end the contract before settlement, unless a court decides the seller acted honestly and reasonably and the buyer is in substantially as good a position.
Should buyers have a Section 32 reviewed?
Yes. Have your conveyancer or lawyer review the Section 32 and contract before you sign or bid at auction, so you understand easements, covenants, planning controls and outgoings.
Sources
- Consumer Affairs Victoria — Conveyancing and contracts for sellers
- Consumer Affairs Victoria — Contracts and disclosure statements
- Legal Practitioners' Liability Committee — Section 32 statements: the basics
General information only, not legal advice. Checked 13 October 2026.