What is a Section 32 statement in Victoria?
A Section 32 statement (also called a "vendor statement") is the disclosure document a Victorian property vendor must give to a purchaser before any contract of sale is signed, under section 32 of the Sale of Land Act 1962 (VIC). It discloses title, planning, outgoings, notices, building permits, and owners corporation information. A defective Section 32 gives the purchaser the right to rescind up to settlement — so accuracy matters.
What must be disclosed
Section 32 of the Sale of Land Act 1962 (VIC) requires disclosure of: title particulars and mortgages; easements, covenants, and other restrictions; planning and zoning information; outgoings (rates, land tax, body corporate fees); building permits issued in the past 7 years; notices from government authorities; owners corporation information (if applicable); declared services; and the GAIC (Growth Areas Infrastructure Contribution) where relevant.
When it is given
The Section 32 must be given to the purchaser before the contract of sale is signed. This is non-negotiable — a contract signed without a compliant Section 32 is voidable at the purchaser's option up to the time of settlement (or earlier, once they discover the issue). Online real estate portals usually require the Section 32 to be attached to property listings.
Consequences of error
If information is materially incorrect, missing, or misleading, the purchaser can rescind under section 32K of the Sale of Land Act 1962 (VIC). Minor inaccuracies that could not have been reasonably prevented, and did not materially affect the purchase decision, may not give rise to rescission but can lead to damages claims.
How I help Victorian conveyancers
I review Section 32 vendor statements in under 60 seconds, check for all required disclosures, and produce a purchaser advice memo flagging any missing or problematic items. I also draft vendor-side Section 32 statements when acting for the vendor.
Common issues
- Owners corporation certificates must be current — stale certificates are a common defect
- Building permits in the 7-year window must be disclosed even where purchased by previous owner
- Planning zone changes should be flagged if a change is under active consultation
Try Quillio on a real matter.
The fastest way to know if Quillio fits your practice is to use it on your own work. The free trial requires no credit card and no sales call.
Start your free trial