11/08/2026
Did we like this property for our client? Absolutely!!
Did we buy it? No. And that is okay.
On the surface, this acreage property presented as a reasonably solid home. But an inspection is about much more than walking through and deciding whether we like it.
There were a lot of things we identified that needed to be factored into what we were prepared to pay.
The power had been disconnected, which meant we could not properly test the lights, appliances, air-conditioning, hot water system or other electrical components.
Being an acreage property, there were also additional systems to consider. The property relies on a pump for its water supply and has a septic/biocycle system, which was no longer operating because of the power disconnection. These systems are designed to remain functioning, so having them sitting inactive creates another unknown that needs to be investigated and potentially rectified before occupation.
Then there were the more visible items.
The tiled roof had cracked tiles and areas of pointing requiring attention. With the surrounding gum trees, the roof would also benefit from a thorough clean and, in time, repainting to prolong its condition.
Both bathrooms require renovation following water damage from previous tenants. The kitchen cabinetry is deteriorated and will need replacing. There are sections of the eaves requiring repair and repainting, along with a number of other general maintenance items throughout the property.
And outside of the house itself, there really was nothing else on the acreage. No shed, no established infrastructure and very little street appeal – all things that have a value when comparing one acreage property with another.
None of this meant we did not want the property.
In fact, we thought it could work very well for our client.
But all of these things have a cost, and more importantly, they create risk and unknowns that need to be considered when establishing what the property is worth to our buyer.
We submitted an offer that reflected the property, its current condition and the work we could already see would be required. The vendor did not accept it, and that is okay too.
We will walk away from a property if we cannot secure it at a price we believe is reasonable for our client. There will always be another property.
A Building & Pest inspection is still an essential part of our due diligence, but by the time our clients spend money getting to that stage, we want to already have a very good understanding of what we are buying and the issues that are likely to require further investigation.
We are also seeing a shift in the market at the moment. Buyer behaviour has changed, competition is not what it was in many price points, and properties are taking longer to sell.
That can create a gap between vendor expectations and what buyers are currently prepared to pay.
Sales agents have the difficult job of balancing vendor expectations with feedback from the market, and sometimes those two simply do not meet.
Our job is different.
We represent the buyer.
Our job is not to secure a property at any cost. It is to understand what we are buying, identify the risks, establish its value and negotiate accordingly
Sometimes the best outcome for our client is getting the property.
And sometimes, it is knowing when to walk away.
