What Is a Section 32 Statement in Victoria?
What is a Section 32 Statement in Victoria | Flexi Conveyancing
A Section 32 Statement, also known as a Vendor Statement, is a legal document that sellers must provide to prospective buyers before a property contract is signed in Victoria. It contains important information about the property, including title details, easements, covenants, zoning, rates, and other matters that may affect a buyer's decision. Reviewing a Section 32 Statement helps buyers understand the property's legal status before proceeding with a purchase. Flexi Conveyancing assists clients across Williams Landing, Point Cook, Werribee, Wyndham Vale, and Melbourne's western suburbs with Section 32 reviews and conveyancing support.
Victorian Property Law — Buyer's Guide
Section 32 Statement Victoria: What Every Buyer Must Know Before Signing
A plain-English guide to the Vendor Statement — what it includes, why it matters, and how to protect yourself before committing to a purchase.
What Is a Section 32 Statement in Victoria?
A Section 32 Statement — formally called a Vendor Statement — is a legal disclosure document that every property seller in Victoria must provide to buyers before a Contract of Sale is signed.
It is prepared under Section 32 of the Sale of Land Act 1962 (Vic) and contains legally required information about the property's title, financial obligations, planning restrictions, and physical status.
A Section 32 Statement is a mandatory pre-sale disclosure document in Victoria, Australia. It informs buyers of any easements, council rates, zoning restrictions, building permits, and owners corporation details affecting a property — before they commit to purchase.
What Does a Section 32 Statement Include?
A compliant Section 32 Vendor Statement must disclose the following key categories of information:
Rates & Outgoings
All current financial obligations attached to the property, including council rates, water rates, and land tax liabilities.
Easements & Rights of Way
Registered easements such as drainage, shared driveway rights, or utility access corridors that affect land use.
Planning & Zoning
Current zoning classification and overlays — heritage, flood, bushfire — that restrict development or future use.
Restrictive Covenants
Legal agreements on the title limiting what can be built or done on the property.
Building Permits
Details of building permits issued within the disclosure period, indicating recent works and compliance status.
Owners Corporation
For units, apartments, and townhouses — fees, insurance, financial statements, and owners corporation rules.
Why Is the Section 32 Statement So Important?
The Section 32 Statement is the buyer's first — and often only — opportunity to uncover hidden issues before committing to a purchase.
Without reviewing it carefully, buyers risk purchasing a property with serious undisclosed problems:
- Easements that restrict building or development on the land
- Outstanding rates or charges inherited from the previous owner
- Zoning restrictions that prevent your intended use of the property
- Unapproved building works requiring costly rectification
- Covenants that limit renovations, resale options, or future development
Reviewing the Section 32 before signing can prevent costly surprises at — or long after — settlement.
What Happens If a Section 32 Statement Is Incomplete or Incorrect?
Sellers have a legal obligation to provide accurate and complete information in the Section 32 Statement. If the document contains errors, omissions, or misleading information, the buyer may have legal remedies — including the right to rescind the contract in certain circumstances.
This is precisely why professional legal review is essential before signing anything.
Do I Need a Conveyancer to Review a Section 32 Statement?
Yes — strongly recommended. While the document may appear straightforward, the legal implications buried within it often are not. A qualified conveyancer will:
What Your Conveyancer Will Do
- Identify easements, encumbrances, or covenants that could affect your plans
- Flag outstanding charges or non-compliant building works
- Explain planning overlays and what they mean in practice
- Advise on your rights if information is missing or incorrect
- Review the Contract of Sale alongside the Section 32
Skipping professional advice to save money upfront can cost significantly more if problems emerge post-settlement.
Section 32 Statement — Frequently Asked Questions
Need a Section 32 Reviewed?
Our experienced team helps Victorian buyers understand every detail before they sign — so there are no surprises at settlement.
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