VIC buyer-side strata (owners corporation) conveyancing checklist
Victorian strata purchases are governed by the Owners Corporations Act 2006 and disclosed through the Section 32 statement. This checklist is for Victorian practitioners acting for buyers of apartments, townhouses, and other owners corporation lots.
This is a 12-step Victorian buyer-side conveyancing checklist for owners corporation (strata) purchases. It covers Section 32 disclosure, the OC certificate under section 151, owners corporation rules, fees, special levies, insurance, and post-settlement steps.
The checklist
Review the Section 32 owners corporation disclosure
Check the vendor statement discloses the OC certificate, rules, insurance, fees, and any special levies for the lot.
Obtain and review the OC certificate
Request the OC certificate under section 151 and confirm it was issued within the disclosure period required by section 32.
Check owners corporation fees and arrears
Confirm current quarterly fees, any arrears against the lot, and pending levies that may fall due after settlement.
Review special levies and capital works
Identify any special levies struck or proposed for capital works, defect rectification, or cladding remediation.
Review the owners corporation rules
Check rules on pets, short-term letting, parking, renovations, and common property use against the buyer’s intended use.
Confirm insurance cover and currency
Verify building insurance sum insured is current and adequate, and that public liability cover is in place for common property.
Advise on 3 business day cooling-off
Brief the buyer on the 3 business day cooling-off period and the 0.2% forfeiture if exercised.
Calculate stamp duty and concessions
Calculate VIC stamp duty, including any first home buyer, principal place of residence, or off-the-plan concession.
Order land tax clearance certificate
Request land tax clearance from the State Revenue Office so no outstanding vendor liability passes to the buyer.
Prepare Transfer of Land and verify identity
Draft the Transfer of Land and upload to PEXA. Complete VOI and client authorisation.
Calculate settlement adjustments including OC fees
Adjust council rates, water, land tax, and owners corporation fees at settlement date, including any levy instalments.
Notify owners corporation post-settlement
Provide notice of the change of ownership to the owners corporation manager and confirm title registration.
When this checklist applies
Use for every Victorian residential purchase of a lot in an owners corporation — apartments, townhouses, and strata-titled units.
Common pitfalls
- Relying on an OC certificate that is out of date under s 151
- Missing a struck but not yet invoiced special levy
- Not reading the rules on pets, parking, or short-term letting before cooling-off ends
- Overlooking cladding or combustible materials remediation liability
- Forgetting the post-settlement notice to the owners corporation
Run this checklist on a real matter
Quillio reviews the Section 32 and OC certificate, flags disclosure gaps, and checks the rules against the buyer’s intended use on a live VIC strata matter. See /practice-areas/property-lawyers or start a free trial.
General guidance for Victorian strata buyer matters. Adapt for off-the-plan, retirement village, or mixed-use purchases.
Use this checklist on your matter.
Quillio can run this checklist on a specific NSW conveyancing matter — confirm each item, calculate adjustments, and generate the supporting documents. The free trial requires no credit card.
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