If you’re overwhelmed, you’re not alone — but let’s make sure you don’t add regret to your to-do list. These are the rookie errors I see (and hear) every week — and how you can steer clear of them like a pro.

1. Trusting the Agent Without Asking the Right Questions

They’re lovely. Warm handshake. Big smile. But here’s the deal: they don’t work for you — they work for the seller.

The mistake: Taking everything at face value.
What to do instead: Learn the right questions to ask — before you’re standing in a living room that smells like cookies and panic.

2. Falling in Love With the Styling, Not the Structure

That throw rug? Gorgeous. The couch? Fits perfectly. That crack it’s covering? Less so.

The mistake: Letting your heart say yes before your head’s had a look.
What to do instead: Focus on walls, ceilings, plumbing, gutters, downpipes, and what’s not being shown.

🔍 Decor doesn’t come with the house — but issues do.

3. Not Reading (or Understanding) the Contract

That offer you just signed? It’s legally binding — and if you don’t understand the fine print, you could be in trouble.

The mistake: Skimming the contract like it’s just admin.
What to do instead: Learn what things like “subject to finance” and “as is” actually mean before you sign.

✍️ Or better yet, send it to someone who lives for this stuff. Like me.

4. Thinking ‘Pre-Approval’ Means You’re All Set

Spoiler alert: it doesn’t.

The mistake: Assuming pre-approval = guaranteed money.
What to do instead: Understand the conditions behind your approval — and how easily it can fall over if the property doesn’t tick the lender’s boxes. Before submitting an offer make the call quickly to your broker to check all is ok to do so.

💸 Pre-approval is a maybe, not a yes.

5. Assuming Strata Is Just a Fancy Word for Community

It’s rules. And fees. And more rules.

The mistake: Not reading the by-laws or understanding what you’re buying into.
What to do instead: Check the strata minutes, read the budget, and know what you can (and can’t) do.

🏢 If you buy into a building, you’re buying into a little democracy. Choose wisely.

6. Feeling Rushed Into an Offer

“Heaps of interest.” “Get in now.” “You’ll miss it.”

The mistake: Letting urgency drive your decision. I’ve been there.
What to do instead: Pause. Ask the right questions. Know your limit before the pressure kicks in.

⏳ No home is worth your peace of mind. Or your stress in feeling pressured.

7. Forgetting the Hidden Costs

The sale price is just the start. Don’t forget:

• Stamp duty
• Strata fees
• Insurance
• Settlement agent fees
• Inspections
• Repairs
• Council & Water rate adjustments
• Removalists
• Incidentals
• The mistake: Blowing your full budget on the purchase price.
• What to do instead: Budget for the boring stuff too.

💰 Because nothing kills new home joy like surprise bills. or a hot water system that dies straight after settlement.

🎁 Want to Buy Smarter?

If you’re about to house hunt, don’t go in blind.
Get the free checklist with the questions to ask, things to check, and mistakes to avoid.
Because making a smart move shouldn’t feel this hard. Or join our wait list now – Launching 1st July 2025.