Bought a House with Problems Not Disclosed in Australia: Next Steps for Buyers

April 12, 2024

Key takeaways:

  • Sellers must disclose major property issues, but buyers should thoroughly inspect before buying.
  • Disclosure requirements vary across states, so know the local laws.
  • Buyers can seek compensation for undisclosed defects through legal channels.
  • Essential pre-purchase inspections can uncover hidden issues, aiding in informed buying decisions.

Selling a house in Australia involves a series of disclosure obligations that sellers must adhere to, ensuring that buyers are fully informed about the property’s condition and history.

This guide outlines what needs to be disclosed, how disclosure varies across states, and the role of real estate agents in this process.

Understanding Property Disclosure Obligations in Australia

When buying a house in Australia, it is essential to understand the property disclosure obligations. Sellers must adhere to certain requirements, which can vary by state, and buyers should be aware of the “buyer beware” principle that applies to property purchases.

Disclosure Requirements and Buyer Beware Principle

In Australia, the principle of caveat emptor, or “buyer beware,” traditionally applies to the purchase of a property. It places responsibility on the buyer to do thorough due diligence before finalising the purchase. However, sellers are legally required to disclose specific information about the property.

These disclosure requirements commonly include:

  • Structural defects: Major issues with the property’s structure must be disclosed.
  • Infestations: The presence of pests like termites must be shared with potential buyers.
  • Damp: Problems with dampness or water damage are part of mandatory disclosures.
  • Property restrictions: Any town planning restrictions, easements, or heritage listings must be disclosed.
  • Regulations: Complying with the Australian Consumer Law, non-disclosure of certain information can lead to legal ramifications for sellers.

Pre-Contractual Disclosure Obligations

Before finalizing the sale, sellers are required to inform the buyer of any legal encumbrances, such as easements, zoning restrictions, or heritage listings that could affect the property’s use.

This pre-contractual disclosure ensures buyers are aware of any factors that might influence their decision or the property’s utility.

Non-disclosure can lead to legal actions against the sellers. However, as a buyer, conducting renegotiating price after building inspection is a prudent step if issues are discovered.

Ensuring Compliance with Australian Consumer Law

Both sellers and real estate agents must abide by Australian Consumer Law, ensuring they do not engage in misleading or deceptive conduct. Failure to comply with these regulations can lead to legal action and potential financial penalties.

State-Specific Disclosure Obligations

Disclosure obligations in Australia are not uniform and can vary significantly from state to state. Here is a brief overview:

NSW, QLD, VIC, and SA: A Comparison

  • ACT: Requires an Energy Efficiency Rating disclosure and a comprehensive building report.
  • NSW: Stipulates that sellers must provide a property sales contract that includes a title search, zoning certificate, and other prescribed documents.
  • VIC: Mandates a Vendor’s Statement or Section 32 that discloses matters affecting the property, like covenants and easements.
  • QLD: Operates with a Property Disclosure Form that outlines significant details about the property, including any encumbrances.

Each state’s legal requirements aim to protect consumers and ensure fair trading. Still, it is your responsibility as a buyer to research and understand these state-specific laws to make informed decisions and address any concerns related to property defects or other material facts before purchasing.

Identifying Non-Disclosed Issues and Legal Recourse

Before you’re burdened by unexpected property defects after a purchase, it’s crucial to understand how to identify these issues and the legal options available to you in Australia.

Common Non-Disclosed Property Defects

Non-disclosed property defects can range from minor cosmetic damages to serious structural problems that may impact your health and safety. Here are several common issues you might encounter:

  • Structural issues: These encompass any damage to the core supporting elements of the home, such as the foundation, walls, and roof.
  • Leaks and damp: Persistent water penetration can lead to mould growth and structural decay.
  • Electrical and plumbing problems: Outdated or faulty systems can pose significant risks.
  • Asbestos: Materials containing asbestos may still be found in older homes and can be hazardous.
  • Infestations: The presence of pests like termites can cause extensive damage.
  • Flooding: If the property is prone to flooding, it can lead to a range of water damage issues.

These defects, if not disclosed, may not only require expensive repairs but also pose serious risks to inhabitants.

On the other hand, there are instances where some of these issues shouldn’t be deal-breakers. Check out Soho’s article on Common House Inspection “Problems” That Can Be Fixed.

Legal Steps and Seeking Compensation for Misrepresentation

Should you discover that significant problems were not disclosed, you have legal pathways to seek compensation:

  1. Document the Issues: Collect all evidence of the undisclosed defects and related communication.
  2. Seek Expert Opinion: Have a professional assess the extent of the defects and the potential costs for repair.
  3. Legal Notification: Notify the seller of the issues, often through a solicitor, indicating that you’re aware of the misrepresentation.
  4. Mediation or Negotiation: Attempt to reach an agreement with the seller for repair costs compensation or other remedies.
  5. Litigation: As a last resort, you may initiate a lawsuit to claim damages.

Claiming compensation typically involves proving the seller knew about the defects (material facts) and that there was an intentional failure to disclose. Misleading or deceptive conduct under Australian Consumer Law may also be relevant.

Legal outcomes can vary based on specific circumstances, so consultation with a legal professional specialising in property law is recommended.

Pre-Purchase Inspections and Buyer Due Diligence

A house with hidden problems discovered after purchase in Australia

Before you sign on the dotted line for your new home, conducting thorough pre-purchase inspections is crucial. These inspections can uncover hidden issues that may significantly impact your decision or negotiation power.

Importance of Comprehensive Property Inspections

Pest and Building Inspection: It’s imperative for you to arrange a comprehensive pest and building inspection. This checks for:

  • Structural soundness: Ensuring the property’s foundation and structure are free from defects.
  • Pest infestations: Identifying any presence of termites or other pests that could cause damage.

Compliance and Safety: The building and compliance inspection report should confirm:

  • Building consent: Confirms modifications are approved and up to standard.
  • Safety: Verifies the property adheres to building safety regulations.

Additional Checks: You may also consider additional inspections for:

  • Easements and covenants: Any legal restrictions or rights on the property.
  • Zoning: Appropriate uses as per local council regulations.

Evaluating Reports and Identifying Potential Issues

Assessing Report Findings: Review inspection reports carefully to identify:

  • Urgent repairs: Immediate issues that could necessitate significant expense.
  • Potential negotiation points: Use identified problems to renegotiate the purchase price or terms.

Long-Term Considerations:

  • Leases and body corporate: Understand ongoing commitments, if purchasing a unit or apartment.
  • Future costs: Factor in the potential expense of rectifying non-urgent issues.

Post-Purchase Actions and Protecting Your Rights

A person inspects a newly purchased house with hidden problems, while holding legal documents and contacting authorities in Australia

Purchasing a property that comes with undisclosed problems can be troubling. Knowing the immediate steps to take and understanding your legal rights are essential to addressing the issues effectively.

Seeking Legal Advice and Understanding Your Rights

It’s crucial to seek legal advice if you find yourself owning a property with undisclosed defects. A lawyer will help you understand your legal rights and guide you through the process. They will examine:

  • Your rights as per consumer law and property legislation.
  • The pre-contractual disclosure obligations of the seller.
  • Any misleading information or failure to disclose by previous owners or real estate agents.
  • Negotiating repairs or compensation directly with the seller.
  • Seeking termination of the contract, if legally justified.
  • Taking legal action for breaching honesty in disclosures.

In addition to addressing undisclosed issues, understanding what insurance you need after buying a house is essential for protecting your investment from future unforeseen problems.


Purchasing a home with undisclosed issues can be a daunting challenge. However, by understanding your rights, conducting thorough pre-purchase inspections, and knowing the steps to take if issues arise, you can navigate this challenging situation more effectively.

If you’re considering buying another property or need more information on property transactions, exploring options to find real estate for sale in Australia can provide valuable insights and opportunities.

Suggested reading: Don’t stop here! Learn everything there’s to know with our specialized article on how to buy a house in Australia.

FAQ Section

What is a good confidence score in real estate?

A good confidence score in real estate varies depending on the valuation result provided. High Confidence Level (H) corresponds to a Forecast Standard Deviation (FSD) of less than 13% (< .130), while Medium Confidence Level (M) is associated with an FSD of more than 13% but less than 20%.

What does high confidence mean in real estate NSW?

High confidence in real estate in New South Wales signifies that the estimated value of a property is considered more reliable.

This higher reliability is due to the extensive amount of data available on the property itself and similar properties in the surrounding areas.

What does medium confidence mean?

Medium confidence implies a 65-75% chance that the assessor’s score or estimation is accurate. It indicates a moderate level of certainty regarding the information or data provided.

Which website has the most accurate home value Australia?

The most accurate home values in Australia can be found on websites such as, CoreLogic, and Statista. These platforms are recognized for providing credible sources of property data in Australia.

Soho is your expert team in Australian real estate, offering an innovative platform for effortless property searches. With deep insights into buying, renting, and market trends, we guide you to make informed decisions, whether it's your first home or exploring new suburbs.
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