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Section 32 Vendor’s Statement Guide

Understanding your Section 32 Statement is essential when buying or selling property in Victoria.

This guide explains what a Section 32 is, why it’s required by law, what must be included, and how to make sure it’s done correctly — helping you avoid delays, disputes, or costly mistakes.

What is a Section 32 Vendor’s Statement?

A Section 32 Statement — also called a Vendor’s Statement — is a legal disclosure document that a seller (vendor) must provide to a potential buyer before they sign the Contract of Sale.

It’s named after Section 32 of the Sale of Land Act 1962 (VIC) and contains important details about the property that might influence a buyer’s decision.

In short:
It’s the vendor’s way of being transparent about the property’s condition, restrictions, and obligations – before the buyer commits to purchasing.

Breaking Down Section 32 of the Sale of Land Act

Sub-sections

  • 32A – Requires the vendor to provide a written statement before the buyer signs the contract.
  • 32B – Lists the information that must be disclosed, such as title details, encumbrances, and easements.
  • 32C – Outlines disclosure of rates, taxes, and other financial outgoings.
  • 32D – Covers details of services connected to the property (water, gas, electricity, sewerage, etc.).

Sub-sections

  • 32E – Includes zoning and planning information from local authorities.
  • 32F–32H – Cover building permits, notices, and restrictions that may affect the land.
  • 32I–32L – Explain penalties for false or incomplete statements and the buyer’s right to rescind the contract.
  • So when you hear “Section 32 Statement”, it means one complete disclosure document that satisfies all these legal obligations — not separate documents for each part.

What must a Section 32 include?

A Section 32 Statement must include key details about the property to give the buyer a full picture before signing.

Title and Ownership

  • Copy of the Certificate of Title
  • Details of any mortgages, covenants, or easements affecting the property

Outgoings and Charges

  • Council rates, water rates, and other outgoings
  • Any registered debts or charges attached to the land

Building and Planning Information

  • Zoning, overlays, and local planning scheme details
  • Building permits from the past seven years
  • Any notices, orders, or proposals that affect the property

Services and Access

  • Information on connected utilities and services
  • Details of access rights, driveways, or right-of-way agreements

 

Tip

Never rely solely on what the seller tells you. Always read the Section 32 carefully and have your own conveyancer review it. Missing details - like zoning, easements, permits, or title issues - can lead to costly surprises later.

Why is the Section 32 important?

  • For buyers — it ensures transparency and helps you make an informed decision. You’ll know about any issues or restrictions before committing to buy.
  • For sellers — it’s a legal obligation. Failing to provide a correct or complete Section 32 can give the buyer the right to withdraw from the contract, even after signing.

Common mistakes to avoid

Missing or outdated planning or zoning information

Not checking planning or zoning accuracy

Forgetting to disclose existing mortgages or easements

Not disclosing mortgages or easements

Incorrect property details on the title

Incorrect or inconsistent title details

Failing to include relevant building permits or council notices

Leaving out key permits or council notices

Need help preparing or reviewing your Section 32?

At Haitch Conveyancing, we prepare and review Section 32 Vendor’s Statements every day.
 Our team ensures your document is accurate, compliant, and protects your interests — whether you’re selling or buying.

📞 Get in touch to have your Section 32 professionally reviewed before you sign.

Legal Protection

  • Checking title details for accuracy
  • Identifying easements, covenants, or restrictions
  • Reviewing zoning, overlays, and planning information
  • Confirming required building permits and notices
  • Detecting missing or non-compliant disclosures

Risk & Compliance Checks

  • Assessing outstanding rates or charges
  • Checking for mortgages or caveats on the property
  • Reviewing owners corporation rules and fees
  • Flagging any issues that could affect future development or renovation plans
  • Ensuring the Section 32 complies with Victorian property law

Professional review of your Section 32 protects you from unexpected issues that could impact your rights or future plans for the property.

Need Help with Your Contract?

Don’t navigate your property contract alone. Haitch Conveyancing’s experienced team will review every detail and ensure you’re fully protected from start to finish.
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