A pool or spa changes what a property sale needs. In Victoria, the barrier has to be compliant and a current pool compliance certificate for Victoria has to exist — and the sale is the moment it gets checked. Whether you're the vendor preparing a Section 32 or a buyer doing due diligence, the inspection is the same: an independent, VBA-registered check that the barrier meets the standard, with the Form 23 issued the same day for you to lodge on the council's Pool and Spa Register. If the pool has never been registered with council — common with older properties — see our pool registration guide for the Form 22 step that has to happen first.
Selling: agents and conveyancers commonly ask for the Form 23
A current pool barrier compliance certificate is not a statutory Section 32 component, but agents and buyers' conveyancers commonly ask for one when you sell a property with a pool or spa. If your existing certificate has lapsed, or the barrier has drifted out of compliance since the last inspection, you'll likely need a fresh Form 23 before settlement, since a buyer's conveyancer will usually want a current one. Selling is not the only trigger — if the council has written to you instead, what a council pool barrier letter means covers that path. We inspect and tell you plainly what (if anything) needs attention; where it passes, you get the Form 23 the same day to lodge yourself and pass on to your conveyancer. Our Section 32 timeline guide walks through when to book.
Buying: know the barrier passes before you settle
If you're buying a property with a pool, a pre-purchase inspection tells you whether the barrier actually complies — before the property is yours and the compliance obligation transfers to you. A non-compliant barrier you didn't know about becomes your cost and your liability after settlement. We give you an independent assessment against the current standard, so you know exactly where the barrier stands before you commit. See our pre-purchase due-diligence checklist.
| If you are selling | If you are buying | |
|---|---|---|
| Is a Form 23 required to sell? | Not as a condition of sale. It is not part of the Section 32 vendor statement, but agents and conveyancers commonly ask for one. | Ask the vendor for the Form 23, and ask whether any non-conformance report is still open. |
| Who pays for the inspection | Whoever books it, usually the seller. | A buyer who wants a separate look at the barrier books and pays for it. |
| What it costs | $250 flat, GST included, with free re-inspections. | The same $250, GST included. |
| Who lodges the Form 23 | The owner lodges it with council within 30 days of the date on it. | Check with the vendor that it has been lodged. |
| At settlement | The pool stays on the council register under the seller until the property transfers. | The obligations pass to the buyer. Council records the new owner and writes with the standard and the next due date (reg 147ZL). |
From listing to settlement
- Check the pool is on your council register, and ask council which standard it recorded for the barrier.
- Book the inspection before you list, or as soon as a buyer asks for a Form 23. Where the barrier passes on the day, the Form 23 can be issued the same day.
- If it does not pass, you get a non-conformance report listing what to fix. Repair the items, then book the free re-inspection.
- Lodge the Form 23 with your council within 30 days of the date on it. The owner lodges, not the inspector.
- Give a copy to the agent or conveyancer when they ask for it. Buyers: ask for the copy before you sign.
- At settlement the buyer becomes the owner. Council records them and writes with the next due date.
Do I need a pool certificate to sell a house in Victoria?
Not as a legal condition of sale. A Form 23 is not part of the Section 32 vendor statement, but agents and conveyancers commonly ask to see one before settlement. If you do not have one, book an inspection before you list. The Section 32 timeline guide covers when to book.
Should I get a pre-purchase pool inspection?
Yes, before you sign. The pool's obligations pass to you at settlement (reg 147ZL), so a barrier that fails becomes your repair cost. An inspection first shows you what you would be taking on. It is the same $250 inspection.
What the inspection covers
The same full Form 23 barrier assessment we do for any inspection: fence height, the non-climbable zone, gate self-close and latch, fence gaps, and the surrounding structures — all checked against the Australian Standard your council registered for your pool. The construction date is a guide we match against the council register; the registered standard is what the inspection is measured against. If it passes, we issue the Form 23 the same day and you lodge it with council yourself. If it doesn't, you get a Non-Conformance Report listing exactly what needs fixing, and re-inspections after remediation are included in the $250 fee.
One flat fee — $250 inc GST
Pre-sale or pre-purchase, the inspection is a flat $250 all-inclusive, with the same-day Form 23 (ready for you to lodge) and the re-inspection included. No call-out fees, no surprises. We cover Greater Geelong, the Bellarine, Moorabool, Melton and the Wyndham corridor.
Frequently asked questions
Do I need a Form 23 to sell a house with a pool in Victoria?
Should I get a pool inspection before I buy?
How much does a pre-sale or pre-purchase pool inspection cost?
Who pays for the pool inspection, the buyer or the seller?
Does a building and pest inspection cover the pool fence?
An independent barrier assessment before you sign
Pre-sale or pre-purchase Form 23 — $250 all-inclusive
VBA-registered. Same-day certificate ready for you to lodge, free re-inspections if remediation is needed. Greater Geelong, Bellarine, Moorabool, Melton & Wyndham.
Call 0402 860 499 or book online.