Buying a small home involves more than choosing a design and comparing advertised prices. Use this checklist to check the property, approvals, total costs and supplier before committing money.

1. Confirm the property is suitable

  • Identify the exact property where the home will be placed.
  • Check zoning, overlays, easements and other land restrictions.
  • Confirm the available space, boundary setbacks and access requirements.
  • Check slope, soil conditions, drainage, flood risk and other site constraints.
  • Confirm that delivery vehicles and lifting equipment can reach the site.
  • If leasing land, review the lease term, permitted use and responsibilities.

2. Check planning and building requirements

  • Contact the relevant local council about the proposed dwelling and its intended use.
  • Confirm which planning, building and other approvals are required.
  • Check whether permanent occupation or rental is permitted.
  • Ask what plans, engineering documents and certifications are needed.
  • Confirm requirements for water, electricity, sewerage or wastewater.
  • Get important advice and approval conditions in writing where possible.

3. Calculate the complete cost

  • Dwelling purchase price
  • Land purchase or lease costs, if applicable
  • Site preparation, earthworks and foundations
  • Transport, cranes and installation
  • Planning, building and professional fees
  • Water, power, drainage and wastewater connections
  • Driveways, paths, fencing and landscaping
  • Appliances, fittings and finishing work not included in the quote
  • Insurance, rates and ongoing maintenance
  • Finance costs and a contingency for unexpected expenses

Budget check: Can you still afford the project if site works cost more than expected or the installation is delayed?

4. Check the supplier carefully

  • Verify the supplier’s business details and relevant licences or registrations.
  • Ask for a written, itemised quote and a clear list of inclusions and exclusions.
  • Confirm dimensions, materials, insulation, windows, fixtures and appliances.
  • Ask what standards and certifications apply to the proposed dwelling.
  • Request details of delivery, installation, warranties and after-sales support.
  • Ask for realistic production and delivery timeframes.
  • Check the deposit, progress payments, cancellation terms and refund conditions.
  • Read the contract before signing and seek independent advice if needed.
  • Look for independent reviews and speak to previous customers where practical.

5. Check finance and insurance

  • Confirm how the lender classifies the dwelling and property.
  • Check deposit requirements, interest rates, fees and repayment conditions.
  • Do not assume a standard home loan is available for every type of small home.
  • Obtain insurance quotes before committing to the purchase.
  • Check cover for transport, installation, damage and occupancy where relevant.
  • Keep enough funds available for ongoing costs and unexpected repairs.

6. If you plan to rent it out

  • Confirm the dwelling and proposed rental arrangement are permitted.
  • Research comparable local rents rather than relying only on supplier estimates.
  • Allow for vacancies, maintenance, management and insurance.
  • Check landlord obligations, tenancy rules and any tax implications.
  • Calculate likely net income, not just gross rental yield.

7. Final checks before paying a deposit

  • Have you confirmed that the home can be placed and used on the intended property?
  • Do you understand the complete installed cost?
  • Have you checked the contract, payment schedule and cancellation terms?
  • Have you confirmed delivery access, site preparation and utility connections?
  • Are the supplier’s claims and specifications documented?
  • Can you manage delays, extra costs or changes in circumstances?
  • Have you kept copies of quotes, plans, approvals and correspondence?

Make your decision

If important questions remain unanswered, pause and resolve them before making a non-refundable payment. A written checklist of costs, requirements and responsibilities can help you compare suppliers and avoid preventable surprises.

This checklist provides general information for Australian buyers. Requirements vary by state, council, property and dwelling type. Verify current rules with the relevant authorities and seek qualified professional advice where needed.

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