When you buy a property, you’re not just buying the building and the land. You’re taking on everything associated with the title — including any encumbrances, easements, restrictions, unpaid charges, or other interests that are registered against it. Property searches are the mechanism by which you find out what those things are before you’re committed.
Most buyers approve a search pack without fully understanding what they’re authorising. This guide explains the purpose of each common search type, so you know what you’re buying before you approve it.
Searches aren’t paperwork. They’re the part of the process where you find out what you’re actually buying.
Title search
The title search is the foundation of any property purchase. It confirms who legally owns the property and reveals any registered interests against the title — including mortgages, caveats, easements, or restrictive covenants.
What it tells you:
- That the person selling the property is actually entitled to sell it
- Whether there is an existing mortgage that needs to be discharged at settlement
- Whether any caveats have been lodged against the property (which can prevent a transfer of title)
- Whether any easements exist — rights that allow someone else to use part of the property for a specific purpose
- Whether any restrictive covenants apply — conditions that limit how the property can be used or developed
A title search is not optional. It is the baseline check for every property purchase.
Council rates search
A council rates search confirms what, if anything, is outstanding on the property’s council rates account and provides the current annual rates figure. At settlement, rates are typically adjusted between buyer and seller on a proportional basis.
It also confirms whether the council holds any notices or orders against the property — for example, outstanding compliance requirements for works that weren’t approved.
Water and sewerage search
Similar to the council rates search, a water search confirms any outstanding balance on the water account and provides the current annual service charge. It can also reveal the location of water and sewerage infrastructure on or near the property, which is relevant if you’re planning to build or extend.
Land tax search
Land tax is an annual charge levied by the state government on properties above certain thresholds. It doesn’t apply to principal places of residence in most cases, but it does apply to investment properties and vacant land.
A land tax search confirms whether any land tax liability is registered against the property. This matters because land tax debts can attach to the property itself — meaning a buyer could become responsible for a previous owner’s unpaid land tax if it isn’t cleared at or before settlement.
Building records search
A building records search queries the council’s records for permits issued for work on the property. It can reveal whether building work was done without approval, or whether an approved structure was built without final inspection and certificate of occupancy.
Unapproved structures are a common issue in older properties. They don’t necessarily prevent a sale, but they’re important to know about — because after settlement, any compliance issues become the buyer’s problem, not the seller’s.
A building records search tells you what permits were issued — not whether the work was done correctly, or whether unpermitted work exists. A building and pest inspection addresses the physical condition of the property. Both have a role to play in a thorough purchase.
Planned works and infrastructure searches
These searches query state and local government databases for infrastructure projects, road widening proposals, or other planned works that may affect the property or its surroundings. They can reveal whether the property is in the path of a future road or subdivision, or whether any heritage restrictions apply.
The relevance of these searches depends on the location and type of property. Your conveyancer can advise whether they’re appropriate for your purchase.
Which searches do you actually need?
The searches required for any particular purchase depend on the property type, location, and circumstances. A standard residential property requires different searches to a rural block, a strata unit, or a commercial property.
What doesn’t vary is the principle: the purpose of searches is to give you an informed picture of the property before you’re unconditionally committed to buying it. Skipping or cutting back on searches to save money is a risk that’s rarely worth the saving.
A good conveyancer will recommend the searches relevant to your specific purchase and explain what each one is checking for. You should always know what you’re approving and why — not just receive a bill at the end.
Not sure which searches you need?
We recommend searches specific to your contract and property — not a generic package that may include what you don’t need and miss what you do.