The campaign starts before the photos go live
You’ve booked the photographer, agreed on the campaign dates and started preparing the listing. Then a buyer asks for the paperwork—and something important is still outstanding. Bringing the document conversation into your campaign planning can help avoid that scramble.
Victoria’s reform program includes changes to when the vendor statement is available and how an early deposit release is arranged. These have future commencement dates in 2027. They should not be confused with the pricing changes scheduled for October 2026.
For agents, this is a chance to review how your office tracks documents, explains deadlines to vendors and coordinates with conveyancers. Prepare your workflow now while keeping current requirements separate from future changes.
Make the Section 32 part of your launch planning
The Section 32, often called the vendor statement, provides prescribed information about the property. It is separate from the sales brochure and contract. A lawyer or conveyancer can help prepare it and explain what supporting material is needed.
Ask the vendor’s conveyancer what is outstanding, who needs to supply it and when the statement is expected to be ready. Keep a short action list with an owner beside each item. Send questions about permits, renovations or uncertain property details to the right adviser instead of filling gaps with assumptions.
Compare the confirmed property facts with the information going into your campaign. If something does not match, coordinate clarification with the vendor and their conveyancer before approving the copy. Leave the legal interpretation of the documents with the qualified adviser.
Earlier availability is on the way
From 1 June 2027, the reform timetable requires the Section 32 to be available at least 14 days before an auction or fixed-date sale. For private sales, it must be available within 14 days after advertising. For unadvertised properties, or sales within that initial advertising period, it must be available before the purchaser signs.
Build a document-ready date into the campaign calendar alongside photography, copy approval and launch. Confirm the applicable requirements with the vendor’s conveyancer and leave room for missing information to be obtained. A target date is only useful if someone is following up on it.
For example, if your vendor will be travelling before launch, organise the outstanding questions before they leave. Confirm when they can respond and who can help with access or practical arrangements. A quick check early in the campaign can save several urgent calls later.
Set clear expectations about deposits and commission
From 1 July 2027, the existing statutory early-release process is due to be replaced by an agreed condition in the contract. From the same date, agents must not deduct commission directly from a deposit released before settlement or rescission. A seller may separately choose to pay commission earlier.
When a vendor mentions using their deposit for another purchase, refer the timing and legal questions to their conveyancer and finance adviser. Avoid promising that funds will be available on a particular date. Make sure your team distinguishes deposit handling, any agreed early release and settlement proceeds in client conversations.
Review your agency’s procedures and client explanations before commencement. Have any proposed contract wording or changes to commission arrangements checked by the appropriate adviser, rather than treating a general article as a template.
Give each part of the sale a clear owner
One practical approach is a short shared checklist: legal documents with the conveyancer, sale strategy and buyer communication with the agent, and presentation and access with your property media team. A named person beside each task helps avoid the familiar “I thought someone else was doing that” moment.
When booking Scandipik, confirm with your vendor when the home will be ready, which spaces need access and whether outstanding work could affect photography. Include a reminder to put private documents away. Your role is to keep the legal and marketing work moving together, with the right person responsible for each.
- Confirm document readiness with the vendor’s conveyancer before launch week.
- Separate current obligations from the 2027 changes in staff guidance.
- Refer deposit-availability questions to the vendor’s advisers.
- Assign owners to the paperwork and marketing deadlines.
Disclaimer: This article provides general information only and does not constitute legal, financial, property or other professional advice. While we aim to keep information accurate, we do not guarantee its accuracy, completeness or currency. Laws and market conditions may change. You should independently verify information and seek advice from a suitably qualified professional before acting on it.