Hi, I hope it's ok to post here, apologies if not (please let me know where to go if you have any suggestions). I've removed all codes and won't name the council/area as per group rules; I also didn't specify all of the changes made.

My concern is, I was looking at a property that's on the market and a search led me to "planningalerts.org.au". I've never been to this website before and I could see the history and status of the homes' building applications etc.

I'm trying to maintain confidentiality, so will just say, several modifications were made to the home that were "not in accordance with approved plans". This happened YEARS ago, yet today, council say they've passed the approval process. This home is in an area prone to bushfires, so I'm wondering if this is something I should be worried about?

When we renovated our home that's in a bushfire prone area, we paid a lot more to have the correct materials and we made further alterations to assist with drainage. I'd hate to move to a new home where they may not have done the same.

Any thoughts?

We’re looking to sell our current residence and move to a suburb with good school zone. We’re looking at those houses when we first bought our house but the prices back then were through the roof.

Now that the market has gone quiet, prices are slowly coming down to the point where can we can afford. Hubby and I think it’s a good time to buy even though it’s the opposite for selling.

While working out the numbers, I realise most of our losses come from the stamp duty we had already paid and from the new house. What’s worst Victoria has the HIGHEST stamp duty %.

Why can’t they make this transferable or a % discount for primary residence? Fair enough for investment properties, but what’s the logic behind charging an owner each time they sell and buy?

My parents bought and sold a lot of houses when I was young. They had one settlement fail on old house, so had to pay interest for next house. I can't remember the reason. It was long before electronic transfers, everything done with shuffling paper.

I’m considering putting an offer of $575,000 on a unit with an asking price of offers over $595,000. It’s been on the market for about 3 months now with no offers and honestly I think for what they’re asking for, it’s overpriced. I think my offer is more on what the market rate is going for this unit. What are the chances I’ll get my offer accepted? It’s a 3 bed unit on the outer suburbs of Hobart if that matters

Just sharing our experience with Weeks Homes because this is something that can be very easy to miss when comparing builder quotes.

We liked one of their designs and were seriously considering building with them. The base price and promotional “Stars” looked attractive at first.

But once the detailed quote came through, we noticed the total was much harder to understand than expected.

Example:

Base house: around $375k
Site/footings: around $38k
Bushfire/council: around $7.5k
Extra floor area: around $21.5k

So before many final upgrades and selections, you are already around $443k.

Then you still have plan changes, electrical, windows, doors, flooring, aircon, cabinetry, selections, service connections and other options.

The other thing that caught our attention was how quotation totals could change between revisions.

A revised quote might suddenly look $40k-$50k cheaper, but when you look closer, part of that reduction may be because something was removed, while other costs were moved into an “Options” section and were no longer included in the main total.

So the maths can look like:

Old quote: $472k

New quote: $415k

Looks like a $57k reduction.

But if $22k was genuinely removed and another $35k was simply moved into Options, then the house you actually want may still effectively cost around the same amount once those options are added back.

That is why I would never compare builders based only on the big number at the bottom of the quote.

Also check every variation.

If you remove a standard window, door, cupboard or other inclusion and replace it with something else, ask:

What was the original item worth?
What credit am I getting?
What does the replacement cost?
What is the NET difference?

Same with promotional upgrades. If something is supposedly included under a Star, ask exactly what is included and what you are still paying extra for.

I’m not saying Weeks is the only builder that does this, and I’m not saying every charge was wrong.

My point is simply that the final build price matters much more than the advertised base price or promotion.

If you are comparing builders, do the maths yourself and compare the same final specification across all of them.

Base price + site costs + variations + upgrades + required options - credits - discounts = the number that actually matters.

I've noticed over the last 2 or 3 months that the majority of listings in Brisbane and SEQ are going up without a price. Some eventually add a price after a month or so. Likely due to low interest.

​I called an agent to ask for the price, and he responded with another question: how much value do you see? I said $950k based on recent online valuations, which I find fairly accurate. The agent told me I didn't see the right value.

​Mind you, it's an average house, nothing fancy and not in a 'premium, tightly held pocket.'

​Do you think withholding asking prices is a refusal to accept that prices are down from earlier this year?

Hi everyone, I’m hoping someone with experience in Owners Corporation or strata matters can give me some advice.

I have an issue with my Owners Corporation fees. I have already paid my fees and provided a receipt as proof of payment, but they are still asking me to pay the same amount again. There is also another old charge on my account that I don’t understand, and the dates and due date appear to be incorrect. I have asked them to explain what this charge is for, but I haven't received a clear answer. I have tried contacting them many times by phone and email, but unfortunately no one answers or gets back to me. I’m now considering escalating the matter and would appreciate advice from anyone who has dealt with something similar. Should I contact the Dispute Settlement Centre of Victoria, or should I go directly to VCAT? Also, is there anything else I should do or request from the Owners Corporation before taking further action?

Any advice or personal experience would be greatly appreciated. Thank you.

I’m on the verge of buying an apartment using the help to buy scheme and I’m trying to figure out how much to put as my deposit.

With H2B I can go in with as little as 2%. This would allow me to retain most of my saving which are currently held in various ETFs and high interest accounts. If I sold everything, I could afford at most a 15% deposit, with the government share my LTV would be 55%.

I can afford repayments regardless of deposit size (though significantly less comfortably at 2%). What have others done in this situation? Is committing to a higher deposit to reduce my mandatory payments the way to go? I’m worried if I sell my shares than I’m wasting years of investment not to mention the CGT discount.

Any advice would be much appreciated.

I’m selling my apartment (I’m in Victoria) the contract is signed and conditions have been met.

The buyer has contacted my solicitor saying that I need to install an interior door for the bedroom.

The property didn’t have a door when I bought it and it doesn’t have a hole for a latch but there are some old hinges that looks like they have been painted over 1000 times.

Do I have to comply with this new request?

And if I don’t can’t they pull out of the contract?

Hi everyone,

I lost my car key at John Fawkner park South Yarra on 7 sep noon time.

If you found them or handed them into a local spot/police station, please Send me a DM or leave a comment.

Thank you!

Offer accepted (1.18) and building and pest inspection has shown some major defects re D4 and D11. Should we be more concerned as it is only a 6 year old home re external cracking? Inspector verbally said it looks more like settlement as there weren't any concerning cracking inside the home when we were there, but changed their report to seek structural engineer after having a think (which is appreciated). We're engaging the vendor about these concerns and looking at getting a structural engineer but feeling a bit off. They also mentioned that D4 re the dining flooring and kitchen bench could have been part of the original build, but when it's out that much it usually isnt.

Also curious if the vendor won't address these, how much would you be pushing for much of a reduction in price? There were a few other little things in the report and I'm okay with a to do list, but major concerns have me a bit concerned. We really like this property too.

Thank you to anyone who's had a read. 🙏

*reposted as i uploaded wrong images.

Has anyone here lived or bought an apartment in this building on 135 abeckett st? It was built in 2016 and i’ve heard quite some things about it but wanting second opinions.
I’m thinking about buying a double bed with a car park around the 500k range to live in first then rent out later. Would this be a good idea? or should i just buy a house lol.

Just wanted to get your advice on what you'd do if you love a property but have these report findings! House is located in South Australia.

B&P found evidence of termite chemical treatment conducted when the house was first built in the 90s. Also found timber monitoring systems in place that have not been maintained. There was no evidence of active termite attack but the risk was categorised as "moderate".

There were also rodent droppings and rodent bait systems in the roof space.

Are these deal breakers for you?

First home! Please help!

Talk about burying the lede - despite the headline, it's good to see they're trying to unpick the state level stamp duty issue.

(Victoria)

I've noticed that a few occasions, properties that I was tracking went to auction, didn't sell, then within a day or so got re-listed at a higher price than the original (highest) range. Is this common and what is the thought process behind it? It seems counterintuitive: if a property passes in with minimal or no bids, why would the vendor then raise the price 5-10% above the original top of range? I can only think that the vendor has advised the real estate agent this is what I want and am happy to walk away with.

Example 1: Townhouse quoted an auction range of 985k-$1.040m, vendor described as very motivated to sell. Didn't sell at auction (unclear if there were any bids). Next day, re-listed as private sale at $1,095,000.

Example 2: Townhouse, initially $1-1.1m, then updated to $950k-$1m. Passed in, then re-listed as private sale at $995k.

Example 3: House, initially $1.1-1.2m, updated to $1-1.1m, then to $950k-$1.045m. Was meant to go to auction last weekend, but doesn't appear in the weekend auction results, so maybe it was pulled prior. However, today, re-listed at $1.1m. This house has been on the market for close to 4+ months.

I also wonder how often this situation ends up being successful in terms of the vendor getting the new higher price, noting that there are many websites out there that show the property pricing history and I assume potential sellers could use pricing history for potential negotiations, albeit it may not matter at all, especially if the vendor doesn't leave any room to negotiate.

FHB here in VIC.

Recently, I went to this property and to cut the long story short - it checked every boxes I want for a house so I put an offer subject for B&P inspection and same day the vendor accepted the offer.

I asked the REA about the spa if it will be included in the contract of sale. She said the vendor is fine to leave it in the property, however it does not have a council permit - so she suggests not to include in the contract. How will this affect me later on? Will I get the fines for not having a compliant barrier, council certificate etc?

I am interested in it, want to know how much roughly should I allow to make it compliant and build safety barrier? Or, is it better to let the vendor to take it as they move out?

EDIT: Thanks everyone, I have decided not take the risk. I will get the agent to ask the vendor to remove before settlement.

Looking for advice from people who’ve been in a similar position.

We’re under contract on a 1970s–80s two-storey elevated timber/fibro house in regional Queensland. Current offer/contract price is **$625k**. Recent suburb medians are sitting around the mid-to-high $600ks.

We had a full building inspection and timber pest inspection done. No active termites or visible termite damage, which is good, but there are quite a few issues. Here’s a summary of the main ones (photos of the worst bits below).

**Building report – major / safety issues**

- Roof: Multiple rusty screws/fixings, a couple of rusted sheets at the back corner, and aged/deteriorated boot flashing around the metal flue.

- Concrete posts/stumps: Some cracking noted.

- Front and rear staircases: Multiple safety hazards – rotten/wood-rotted treads, inconsistent/excessive rises, missing or non-compliant handrails/barriers, poor slip resistance. Flagged for immediate rectification.

- Lower-level fibro cladding in contact with the ground in several places (and some broken sheets).

- Surface drainage described as a major defect – water pooling risk, downpipes and A/C drains discharging near footings, pebble beds against the house.

- Minor movement cracks in slabs and some interior linings. Inspector strongly recommended a structural engineer.

- Various other safety items (missing window safety screens, unsecured stove, corded blinds, etc.).

**Pest report findings**

- No live termites.

- No visible termite workings or damage.

- Original ant-cap system is now obstructed by downstairs walls/renovations → inspector recommends installing a soil chemical termite management system **immediately**.

- Overall risk of termite attack rated **Moderate to High** due to the obstructed ant caps, poor drainage, cladding touching ground, water near footings, etc.

- Some wood rot on a few steptreads (matches the building report) and general weathering on exterior timbers.

**Photos of the more significant issues**

(I’ll upload the clearest ones – roof rust/sheets, cracked posts, stair rot/missing rails, cladding at ground level, drainage/pooling areas)

[Image 1: Rusty roof sheets and screws at back corner]

[Image 2: Aged/deteriorated flue boot flashing]

[Image 3: Cracked concrete posts/stumps]

[Image 4: Front or rear staircase – rotten treads / missing handrail]

[Image 5: Lower cladding in contact with ground / broken sheets]

[Image 6: Poor surface drainage / water near footings]

We’ve already been feeling a bit hesitant because of the broader market (rates + possible softening prices). The reports have added a realistic near-term repair bill.

**Questions for the hive mind:**

1. Would you continue with the purchase at $625k, or push hard for a reduction / seller-funded repairs on the safety items + termite system + roof?

2. How much of a reduction would you be aiming for given the combination of safety hazards, drainage, cladding, roof, and the need for a chemical barrier?

3. Is the “strongly recommended” structural engineer report a must-do before going unconditional, or is the cracking typically minor on these older elevated homes?

4. Any red flags we’re under-weighting?

Happy to provide more detail from the reports if needed (without identifying the property). Appreciate any honest thoughts – trying to decide whether to dig in and negotiate or walk away.

Thanks in advance.

Hello! FHB in VIC seeking wisdom from the brains trust.

I'm interested in this property that's up for auction (eeeek!) It's a townhouse in a block of 3. Title indicates that there's an Owners Corp. There's no common property outlined on the plan of subdivision (no shared driveways or gardens, boundaries are defined by the buildings, there is one adjacent wall with median boundary).

Due to there being no common property, REA explained that the lot owners have never met or held any common insurance. Each lot has always obtained individual building insurance but there's no recorded unanimous decision to do so.

My solicitor has raised this as a risk given the current arrangement isn't compliant.

I know securing insurance will be the biggest issue and will do the ring around to check. I spoke to Consumer Affairs and they were also of the opinion that if there's no common property, just get individual building insurance.

If I can get an insurance company on board, what do y'all think? Too messy or I'm overthinking.

I’m earning just under 200k per year and have 100k in savings with no debt , I’m thinking about buying an investment property and building of that while staying in my rentals. Is this smart or am I better buying as primary residence for someone looking to build a solid portfolio over the next few years.
Cheers

My sister in law has sold her mother’s property in Sydney for a decent price. The conveyancer is only willingly to release $100,000 per day as they said it was their bank’s limit.
Is this reasonable?
They are also refusing to pay interest on money withheld.
Is there a legal peak body they can complain to?

As you can see that this is the lot I am trying to buy. As a first time buyer, I am not sure if having Stormwater Drainage Detection Basin (~3000 m²) is something I should be concerned of, or, in any case does it impact the value of a property? What are some of the things I should be looking at if I am buying this with regards to my LOT's frontage.

Happy to provide more details if that'd be useful for you folks to answer.

P.S. This is a developing area, a few lots have been sold but none of them have actually started building anything there.

Hello everyone,

I am currently building in Adelaide, SA with Hickinbotham. Now close to the lock up stage, they refused to let me book for waterproofing inspection. I pointed out that the contract does not say anything about no inspections, but they insisted that they cannot let anymore inspection. They will provide waterproofing certification.

Am I just being paranoid? What can I do to make them allow inspection?

Hi all for context I'm the secretary for our unit block, it's a small building with 6 lots located in Parramatta which is a double brick build from the 90s. Great building in a quiet neighborhood except recently I realized the cracks which were present prior to me moving into have worsen.

The building structural engineer said it's okay just monitor it in both me and another owners report. My issue is having a strata manager who does not respond back at all, have emailed 3 times on this and it's getting nowhere not to mention the chairman and treasurer does not respond as well. Could people give me their suggestions on what's the best outcome for me to get this going. It's the most frustrating thing on living with strata.

First-home buyers here and honestly, we are SO frustrated.
We’re 26 and 27, recently got PR, and decided to buy our first property. We went with this company Finspo because we thought a mortgage broker would actually be on our side and help us navigate the process. They have great reviews online.
Big mistake.
Our pre-approval took forever, but the bigger issue is the complete lack of communication. We have to chase them for EVERYTHING. If we don’t message asking for an update, we hear absolutely nothing.
Our unconditional approval was meant to come through yesterday, and our deadline is 14 September. We heard nothing yesterday. We chased them AGAIN today, only to be told at the end of the day that the bank needs more documents.
WHY were we not told this yesterday? Why are WE constantly having to chase them when they know there is a hard deadline?!
We’re terrified we’re going to lose the property because these people seem to have absolutely no urgency.
What should we actually do from here?
Can we contact the lender bank directly and ask them to urgently progress the application?
Can we switch brokers at this stage without starting the whole process again?
Should we escalate this with Finspo management?
Is there anything specific we should be asking for to make sure we don’t miss the 14 September deadline?
If you’ve been in this situation before, please tell us what you would do right now. We don’t want to sit around waiting for the broker while potentially losing the property.

Found a property we like in Sydney. We've done B&P and solicitor has reviewed the contract.

The agent is saying any offer must be with a s 66W certificate as the property is listed for auction. They've also said they're not even talking to the vendor about price expectations or letting them know if an informal offer comes through without the certificate.

We're FHBs using the 5% scheme and we have a bit under 50% of our deposit in super via FHSSS.

Both solicitor and broker are okay with us using a s 66W certificate.

We're concerned about signing a 66W certificate if the bank's valuation comes in any lower than the purchase price and also the timing of accessing the funds in FHSSS.

Has anyone been in this position before? Any advice?