Section 32 Vendor Statement (Victoria): What It Is & Why It Matters

If you’re selling property in Victoria, you legally need to prepare a Section 32 Vendor Statement before signing a Contract of Sale. It’s one of the most important documents in any property transaction and, if prepared incorrectly, it can delay or derail the sale entirely.

This guide explains what a Section 32 is, what it must include, who prepares it, and what happens if it’s incomplete or inaccurate.

What is a Section 32 Vendor Statement?

A Section 32 Vendor Statement is a legally mandated disclosure document that every property seller in Victoria must provide to a prospective buyer before the Contract of Sale is signed. It’s a legal requirement under Victoria’s Sale of Land Act 1962, specifically named after Section 32 of the Act.

This document outlines all material facts about the property’s legal title and any restrictions, liabilities, or costs that may affect the buyer’s decision to proceed with the purchase. It ensures transparency, protects both parties, and allows the buyer to make an informed decision with all the facts on the table before signing the Contract of Sale. 

When is a Section 32 Required?

A Section 32 must be provided before the buyer signs the Contract of Sale. It’s legally required in almost every sale of residential or commercial property in Victoria.

If you’re selling your home, land, or an investment property, this document needs to be ready before the sale process begins.

What Must Be Included in a Section 32 Statement?

Below is a breakdown of what your Section 32 may need to include, depending on the property type and situation:

Title Details 

• Property title and volume/folio number
• Proof you’re the legal owner
• Details of any mortgages or charges (or any other encumbrances) registered on the certificate of title for the property.

Restrictions & Planning 

• Zoning information
• Overlays (e.g. heritage, environmental)
• Easements, covenants, or caveats

Outgoings 

• Council rates
• Water rates
• Owners corporation fees (if applicable)
• Land Tax (if applicable)

Building Works & Permits 

• Building permits from the past 10 years
• Permits or warranties for building works
• Owner-builder warranty insurance/Owner Builder Inspection Report

Services 

• Whether the property is connected to sewerage, water, gas, electricity, telephone services

Owners Corporation Certificate 

• Applies if the property is part of an apartment or townhouse complex
• Details on fees, insurance, disputes, repairs and special levies that have been struck

Notices & Orders

• Any government or council notices affecting the land

Common Mistakes to Avoid

• Failing to disclose easements or overlays
• Using out-of-date certificates
• Not including building works or permits
• Forgetting the owners corporation certificate
• DIY’ing the document without legal advice

Download the Full Section 32 Checklist (PDF)

Want to be 100% confident your Section 32 includes everything it should?

Download our free checklist and use it as a step-by-step guide when reviewing or preparing your Vendor Statement:

Download the Section 32 Checklist (PDF)

It covers:

• All required documents under the Sale of Land Act
• Common mistakes to avoid
• Who to speak to for each section
• When to review or update it

Make sure your next sale goes through smoothly, start with the checklist.

Need Help Preparing Your Section 32?

We make the process simple. At Tahlia Hoegel Conveyancing, we prepare legally sound, buyer-friendly Section 32 Statements to help you sell with confidence and avoid any nasty surprises.

Contact us today and we’ll get everything ready behind the scenes.

Summary

A well-prepared Section 32 Vendor Statement is a non-negotiable part of selling property in Victoria. It protects the buyer, protects you, and keeps the sale moving.

Looking to sell your property or are you potentially looking to buy a property? Get in touch with our licensed conveyancing team We’ll make sure your Section 32 ticks every box.