What Is Walk-Through in Queensland Real Estate? Definition and Agent Guide

A walk-through is the colloquial term used in Queensland for the pre-settlement inspection — the final opportunity a buyer has to access the property before ownership transfers. Conducted in the days immediately preceding settlement, its purpose is narrow and specific: to confirm the property is in substantially the same condition as it was at contract date, that agreed inclusions are present and functional, and that any repairs stipulated in the contract have been completed. It is not a repeat of the building and pest inspection. It is a contractual checkpoint, and understanding precisely what it does and does not entitle the buyer to do is essential knowledge for every agent working in this state.

How Walk-Through Works in Queensland Real Estate

The Contractual Basis

The standard terms of a residential REIQ contract allow a buyer to enter the property once before settlement to inspect it. This is not a statutory right created by legislation — it is a contractual entitlement embedded in the standard terms agreed to by both parties at signing. Queensland buyers are entitled to inspect the property within five business days before settlement under the REIQ standard contract. That five-business-day window is the outer boundary; in practice, most agents and conveyancers schedule the walk-through one to three days out to leave adequate time to communicate and resolve any issues before settlement proceeds.

The seller must use the property reasonably until settlement and must not do anything regarding the property or tenancies that may significantly alter them or result in later expense to the buyer. This standard contract clause is the seller’s core obligation during the contract period and it underpins the entire purpose of the walk-through inspection. REIQ contracts provide that the property is at the buyer’s risk from 5:00 pm on the first business day after the contract date. The contract also includes a provision for the seller to use the property reasonably until settlement and not to do anything that will result in later expense to the buyer. This means that sellers are liable for any damage, excluding fair wear and tear, to the property until the settlement of the contract.

It is worth noting that from 1 August 2025, Queensland transitioned to a new standard contract under the Property Law Act 2023 (Qld). The Queensland Law Society and REIQ released the new Contract for the Sale and Purchase of Residential Real Estate (1st edition) and the Contract for the Sale and Purchase of Commercial Real Estate (1st edition) from that date. A table accompanies the new contract listing the new clauses and their corresponding references in previous editions. Agents working with contracts entered into after 1 August 2025 should ensure they are referencing the current edition.

What the Walk-Through Is — and Is Not

A building and pest inspection is a broad assessment of the property’s structural condition and pest activity, usually conducted before signing the contract. A pre-settlement inspection is narrower in scope and takes place just before settlement. Its purpose is to confirm the property is still in the agreed condition and that all contracted repairs have been completed.

Unlike the building and pest inspections organised earlier in the buying process, the pre-settlement walkthrough isn’t about uncovering hidden structural problems. Instead, it ensures the seller has met their contractual obligations right up to handover. This distinction matters enormously at the practical level. A buyer who attempts to raise a structural defect discovered at the building and pest stage during a walk-through will not find traction — that ship has sailed. What remains live at the walk-through stage is the condition of the property relative to what was contracted.

The walk-through is also not mandatory. While buyers are not legally required to conduct a pre-settlement inspection, it is a sensible precaution that many choose to take. That said, for any agent advising a buyer client — or managing a seller’s expectations — treating the walk-through as optional in practice is a risk neither party should accept. The consequences of proceeding to settlement on a property with undisclosed damage, missing inclusions, or incomplete repairs fall squarely on the buyer once title transfers.

Scheduling and Access

Access is typically arranged through the real estate agent, who can coordinate with the seller. This coordination role is one of the clearest practical responsibilities an agent carries in this part of the transaction. Timing is critical: schedule too close to settlement day and there is no room to negotiate remedies; schedule too far out and the seller may not yet have vacated or completed agreed works.

Most inspections take between 30 minutes to an hour, depending on the property’s size. Agents attending the walk-through should be present to manage access, not to conduct the inspection themselves. The buyer — ideally accompanied by their conveyancer’s checklist and their own photographic records from the initial inspections — should lead the process.

Why Walk-Through Matters for Queensland Agents

The Seller’s Exposure and the Agent’s Role

The walk-through inspection is the last substantive checkpoint before a transaction becomes irrevocable. For the listing agent, it is the moment at which their seller’s contractual obligations are tested against the physical reality of the property. For the buyer’s agent, it is the final window in which a client’s interests can be protected before settlement proceeds.

The benefit of a pre-settlement inspection is that buyers can inspect the property to ensure that sellers have not deliberately damaged the property where the damage could result in an expense to buyers. In practice, the issues that surface at a walk-through are rarely acts of deliberate sabotage. They tend to be the results of moving damage, items removed in the belief they were personal property rather than fixtures, appliances that have stopped working in the contract period, or repairs agreed to during negotiations that have not been completed.

Common issues include missing inclusions specified in the contract, damage beyond normal wear and tear, removed fixtures, and the property not being left in reasonably clean condition. Each of these creates a different problem requiring a different resolution pathway, and agents need to understand the difference. A missing dishwasher listed as an inclusion is a straightforward breach of contract. A scratched wall is almost certainly within normal wear and tear. A kitchen that has been partially demolished is another matter entirely.

Wear and Tear Versus Damage

The standard against which the walk-through is measured is whether the property is in “substantially the same condition” as at the contract date, allowing for reasonable wear and tear. Fair wear and tear recognises that properties naturally experience some deterioration through normal use. A few light marks on walls from everyday living would generally be acceptable. However, large dents in plasterboard from moving furniture would not. Similarly, a slightly worn carpet is expected, but carpet that has been stained or burned is not.

This distinction is not always clear-cut, and it is here that agents without a solid grasp of Queensland practice create problems. Telling a buyer client that a noticeably damaged item is “just wear and tear” — or, conversely, telling a seller client that a scuff mark constitutes a breach — are both errors that can derail the transaction or expose the agent to complaints. When in doubt, the parties’ conveyancers and solicitors are the appropriate advisors on where the line falls in any specific case.

What Happens When Issues Are Found

When the walk-through reveals a genuine problem, timing becomes everything. Parties should aim to reach an agreement before settlement, and buyers must advise of defects before settlement is due to occur. This allows the buyer’s conveyancer time to negotiate with the seller’s solicitor to rectify the issues. Once settlement is effected, the property will be the buyer’s responsibility, and any issues not already notified to the seller will no longer be the seller’s liability.

The remedies available are more limited than many buyers expect, and agents should understand this clearly. Under Queensland law, rarely would the buyer be entitled to say to the seller “you breached the contract, and I will not settle until you fix it.” Similarly, the buyer is not entitled — unless the seller agrees — to a reduction in the purchase price for the damage caused. Depending on the issue’s severity, solutions might include the seller repairing or replacing damaged items, financial compensation, or in serious cases, a brief delay to settlement. But these outcomes require negotiation and agreement; they are not automatic entitlements.

It is crucial not to simply refuse to settle without proper legal advice. Refusing settlement without valid grounds could put the buyer in breach of contract. This is a point agents regularly mishandle — particularly when a distressed buyer is on the phone demanding the agent “stop the settlement.” The appropriate response is always to direct the buyer to their conveyancer or solicitor immediately.

Walk-Through Inspections: Common Mistakes and Agent Obligations

Inclusions, Fixtures, and the Chattels Trap

One of the most consistent sources of walk-through disputes in Queensland involves the boundary between fixtures and chattels. A contract may provide for items in the property that were agreed to be included in the purchase, or items that were fixed to the property but had been agreed to be removed. Buyers should ensure that any items agreed to be included in the purchase are still inside the property and are in functioning order. Included chattels are considered to be part of the purchase price under the contract, so it is important they are actually working.

The distinction matters because a chattel that has been agreed as an inclusion carries a specific contractual obligation. An agent who prepared or assisted with a contract and failed to properly specify inclusions — or who later fails to remind the seller that listed items must remain — has created a problem that can land on their principal’s desk as a complaint or a claim. If an item is not a “fixture” (permanently attached to the property), it must be listed as an inclusion to be part of the sale. Likewise, any fixtures the seller wants to take must be listed as an exclusion. Clarity at the contract stage prevents walk-through disputes. Vagueness at the contract stage guarantees them.

The Agreed Repairs Problem

Another walk-through flashpoint is repairs agreed to during negotiations that have not been completed by the time of the inspection. If buyers and sellers had agreed that the seller would undertake repairs on the property during the course of the contract, buyers should check the repairs have been made as requested. Agents who facilitated these repair agreements — often captured in a special condition or a written exchange — carry an obligation to remind their seller client that these works must be completed before the walk-through, not scrambled into on settlement morning.

Buyers should take detailed photos and videos to support any claims. All defects should be listed and categorised by severity, and every issue should be recorded in writing before being raised with the seller. The seller should be notified in writing about any issues found, including attached documentation. This documentation discipline is equally applicable to agents attending or facilitating the walk-through: written records, timestamps, and photographs are the only reliable protection for all parties if a dispute later escalates.

Tenanted Properties and the Walk-Through

Walk-through inspections at tenanted properties introduce an additional layer of complexity that many agents underestimate. If the property is tenant-occupied, access rules fall under the Residential Tenancies and Rooming Accommodation Act 2008 (Qld).

For entry to a tenanted property to conduct a pre-settlement inspection, the agent or seller must serve the correct Form 9 Entry Notice and provide adequate notice. The property manager or owner can only enter the property for a valid reason and if the correct notice has been given using the Entry Notice (Form 9). The Entry Notice (Form 9) is used to give notice to tenants about an entry by the lessor or agent. Entry must be between 8am and 6pm Monday to Saturday.

Compounding this, from 1 May 2025, stricter entry frequency limits apply to tenanted properties under sale. Under the new section 195A of the Residential Tenancies and Rooming Accommodation Act 2008 (Qld), if a Form 12 Notice to Leave or Form 13 Notice of Intention to Leave has been issued, a lessor or their agent — including both their sales agent and property manager — are prohibited from entering a premises more than two times in a seven-day period. This means that if a rental property is being sold and a Form 12 or Form 13 has been issued, then both the property manager and the sales agent cannot arrange more than two entries in total within a seven-day period.

Unlawful entry can result in fines of up to $3,226 (as at 1 May 2025). The agent that enters unlawfully will be liable for breaching the RTRA Act, even if they were not aware of how many entries had already occurred. For agents managing the sale of a tenanted investment property, early coordination with the property manager is not optional — it is essential risk management.

The Smoke Alarms and Pool Certificate Dimension

The walk-through is also the natural moment for a buyer to verify that specific compliance items are present. The REIQ contract imposes a contractual obligation on the seller to install compliant smoke alarms prior to settlement. If smoke alarms are not installed, the buyer is entitled to an adjustment at settlement in the buyer’s favour of 0.15% of the purchase price. The buyer is entitled to access the property to inspect the smoke alarms. If they are not installed, the buyer must claim the adjustment prior to settlement. There is no right to terminate or claim damages from the seller.

Pool safety compliance is similarly critical. The REIQ contract imposes an obligation on the seller to provide a pool compliance certificate for a non-shared pool at settlement, unless a Notice of No Pool Safety Certificate is given to the buyer prior to the contract. If the seller fails to provide a pool compliance certificate, the seller will not be ready, willing and able to settle, and accordingly the buyer will have a right to terminate the contract. Agents should remind seller clients of both obligations well before the walk-through — not discover non-compliance on the day.

What Queensland Agents Need to Know About Walk-Through

Preparing Your Seller

The most effective way to manage a walk-through is to prepare the seller well before it happens. This means a clear conversation covering what the buyer is contractually entitled to check, what “reasonable condition” actually looks like in practice, and what consequences arise from damage, missing inclusions, or incomplete repairs. Sellers who are moving during the contract period frequently damage walls and door frames; this is so common that it warrants an explicit discussion rather than assumption.

It is the seller’s responsibility to maintain the property in the same condition as when the contract was signed, and any fixtures, fittings or appliances that are staying are in working order for the buyer. Translating this legal obligation into practical language for a seller — ideally in writing and well before the walk-through date — is standard professional practice. A seller who is reminded of this obligation is far less likely to create a problem. A seller who discovers it for the first time when the buyer’s solicitor sends a demand letter is a much more difficult client.

If repairs have been agreed during the contract period, the agent should follow up on their status proactively. Special conditions requiring professional cleaning, rectification works, or replacement of specific items need to be completed before the walk-through so that the buyer is not walking into a last-minute dispute. Contracts can include a special condition requiring the seller to engage a professional cleaner to clean the property to a bond-clean standard prior to the pre-settlement inspection, with the buyer entitled to a price adjustment if this is not completed. If such a condition exists, confirm completion before the inspection, not during it.

Accompanying the Walk-Through

While there is no mandatory requirement for the listing agent to be physically present at the walk-through, professional practice in Queensland strongly favours attendance. An agent present at the inspection can immediately communicate with their seller client if an issue arises, can provide context on any condition observed, and can serve as a contemporaneous witness to the property’s state at the time of inspection.

Real estate agents are not required to be present at the inspection, but they often assist with coordination. “Often” is an understatement in Queensland practice. Access to a property for a buyer’s final inspection requires agent coordination at minimum, and presence on the day is the standard that experienced agents maintain.

Document everything. Photographs taken by or on behalf of the agent at the walk-through, timestamped and filed, are a straightforward protection if any aspect of the inspection is later disputed.

Managing Issues That Arise on the Day

When the walk-through reveals a problem, the agent’s role is to facilitate communication and resolution — not to make legal determinations. If the buyer has concerns after the final inspection, they should raise them with their conveyancer immediately. The agent’s practical job in this moment is to communicate the issue clearly to the seller, encourage both sides to direct their solicitors and conveyancers to engage, and resist the temptation to offer legal opinions about what the buyer is or is not entitled to.

It is crucial not to simply refuse to settle without proper legal advice. Refusing settlement without valid grounds could put the buyer in breach of contract. This point applies equally in both directions: agents should not encourage a buyer to “hold up settlement” over a trivial matter, and should not pressure a buyer to proceed when a genuine contractual breach has been documented. The correct pathway is through the legal representatives on each side, with the agent’s role being to ensure that communication happens quickly and clearly.

Where disputes reach an impasse, the Queensland Civil and Administrative Tribunal (QCAT) handles such matters as a last resort. But experienced agents know that matters rarely need to travel that far if issues are raised promptly, documented properly, and communicated without delay.

What This Means for Queensland Agents

The walk-through inspection is one of those parts of the transaction that agents can underestimate precisely because it happens so close to the end. By the time settlement is days away, attention is on the logistics of key handover, not on a final property inspection. That is when mistakes happen.

Understanding the walk-through thoroughly means understanding three things in combination: the contractual framework in which it sits, the limits of what a buyer can demand when problems arise, and the practical mechanics of managing access, documentation, and communication in the final days of a transaction. Failure to conduct a thorough pre-settlement inspection can lead to complications such as undisclosed damages, missing fixtures, or unresolved repairs — issues that can be costly to address post-settlement.

For agents acting for sellers, the preparation work happens before the walk-through: reminding sellers of their obligations, confirming that agreed repairs and cleaning have been completed, ensuring that inclusions listed in the contract are present and functional, and verifying compliance items like smoke alarms well ahead of settlement day. For agents acting for buyers, the work is in scheduling the walk-through with enough lead time to act on any findings, attending with a copy of the contract, and knowing immediately who to call when something is not right.

The Property Law Act 2023 (Qld) came into effect on 1 August 2025, bringing a major overhaul of Queensland’s property laws. One of the most significant changes is the introduction of a comprehensive seller disclosure regime, designed to modernise property transactions and enhance transparency for buyers. While this reform primarily affects pre-contract obligations, it reinforces the broader direction of Queensland property law: buyers are entitled to deal with accurate, complete information, and sellers who fail to meet their obligations face meaningful consequences. The walk-through is the final expression of that expectation in practice.

For agents on either side of a transaction, the walk-through is not an administrative formality. It is a professional obligation that deserves the same care as every other step of the sale.