Non-Refundable (or Hard-to-Recover) Costs when Buying your First Home

Tier 1 — Western Australia (WA-specific first)

Builder “prelim/tender” deposit (your example)
Refundable? No • Creditable? Usually only with the same builder • Reusable? Not with other builders
What to do: If you must pay, get it in writing that you’ll receive all deliverables (PDFs + source files) and whether the credit expires.
Landgate searches (Title, Plan, Encumbrances)
Refundable? No • Creditable? N/A • Reusable? Yes (same lot)
Notes: You (or your settlement agent) pay disbursements to Landgate; they’re gone even if you don’t proceed.
Water Corporation “Service Diagram” / water & sewer info
Refundable? No • Creditable? N/A • Reusable? Yes (same property)
Notes: Disbursement cost; handy for due diligence, but not refundable.
BAL (Bushfire Attack Level) assessment
Refundable? No • Creditable? N/A • Reusable? Often yes (same site, if scope unchanged)
Pro tip: Own the PDF/report so you can reuse it or compare builders.
Feature/contour survey (licensed surveyor)
Refundable? No • Creditable? N/A • Reusable? Yes (same block)
Pro tip: Ensure you receive CAD + PDF so it’s portable.
Soil test / site classification (AS2870)
Refundable? No • Creditable? N/A • Reusable? Often yes (same site)
Notes: Critical for slab/footing design; make sure the report is issued to you.
Preliminary engineering (footings/slab/wind)
Refundable? No • Creditable? N/A • Reusable? Sometimes (if you hold the outputs)
Notes: Ask for calculations/drawings if you’re paying.
Energy rating (NatHERS) + spec modelling
Refundable? No • Creditable? N/A • Reusable? Usually yes (same design)
Notes: Service fee for modelling; keep the certificate.
Settlement agent initial review/retainer (WA uses “settlement agents”)
Refundable? No • Creditable? Maybe, if progressing • Reusable? N/A
Notes: Time spent reviewing O&A/build contract is billable even if you walk.
Local shire fees (early DA/BA lodgements, verge/bond, crossover checks)
Refundable? Rarely • Creditable? Sometimes offset against later approvals • Reusable? N/A
Notes: If you lodge before finance is final, assume it’s sunk.
Builder admin/cancellation fees (per prelim agreement / HIA/REIWA addenda)
Refundable? No • Creditable? Sometimes with same builder • Reusable? N/A
Notes: These can trigger once they start drafting/estimating.
Strata records inspection (if buying strata in WA)
Refundable? No • Creditable? N/A • Reusable? No
Notes: Paid to strata manager or records holder.

Tier 2 — Australia-wide (incl. WA)

Lender application/establishment fee
Refundable? Generally no • Creditable? N/A • Reusable? No
Valuation fee (bank or independent)
Refundable? No • Creditable? N/A • Reusable? No
Rate-lock fee
Refundable? No (paid for the lock period) • Creditable? N/A • Reusable? No
Broker/package fees (where charged)
Refundable? Usually no • Creditable? Sometimes if proceeding • Reusable? N/A
Notes: Most brokers are paid on settlement; upfront fees = treat as sunk.
Pre-purchase building inspection
Refundable? No • Creditable? N/A • Reusable? No
Pest/termite inspection
Refundable? No • Creditable? N/A • Reusable? No
Strata information pack (units/townhouses)
Refundable? No • Creditable? N/A • Reusable? No
Independent legal advice on contracts/variations
Refundable? No • Creditable? N/A • Reusable? N/A
Auction costs/deposit risk (if you win but can’t complete)
Refundable? Deposit typically forfeited; further damages possible • Reusable? No

Tier 3 — Global / Universal (applies in many countries)

Developer/estate “holding deposits”
Refundable? Varies; often partly/fully non-refundable after a deadline • Reusable? Only with that developer
Reservation/application fees (new builds or off-the-plan)
Refundable? Often not • Reusable? Builder/developer-credit only
Professional opinions (engineer/architect/quantity surveyor)
Refundable? No • Reusable? Only if you own the work products
Title/records searches, notary/attestation charges
Refundable? No • Reusable? Sometimes (for the same property)
Currency conversion/transfer fees (cross-border buyers)
Refundable? No • Reusable? No

Minimal-Risk Playbook (so you don’t burn cash)

Finance first, spend second. Don’t pay non-essentials until your finance position is tight.
Own the deliverables. If you pay for reports (survey, soil, BAL, energy), the outputs must be in your name and provided to you (PDF + source where relevant).
Label every fee: Refundable / Non-Refundable / Creditable (with whom?) / Reusable (how?)—and get it in writing.
Time-box contracts. Track finance/building/pest/approval dates in your calendar—missed dates kill leverage and refunds.
Assume “store credit” = money spent. Credits with one builder rarely transfer elsewhere.

Quick note: Terms change by contract and provider. Treat this as general guidance, not legal advice. In WA—and generally across Australia—your real protection comes from written contract conditions, not automatic refunds. Always have a settlement agent/solicitor review the fine print before you pay anything non-trivial.

STILL cant find what your looking?

Frequently Asked Questions

Question 1:“How much deposit do I really need?”

Most first-timers think it’s 20% or nothing. In practice, many get in with 5–10% (sometimes less) using low-deposit products or government schemes; the trade-off is usually LMI or stricter criteria. In WA, people often talk to a broker early to map options and avoid saving for longer than necessary.
Do this: get a pre-approval chat first, then set a target deposit based on what you can borrow—not internet myths.

Question 2:“What costs blindside buyers at settlement?”

Common surprises: transfer duty, settlement agent fees, title/registration fees, bank fees/valuations, pro-rata council & water rates, strata levies, building/pest, moving, and insurance before settlement.
Do this: ask your conveyancer for a single “cash to settle” estimate that includes everything.

Question 3: “What delays settlement the most?”

Real-world hiccups: VOI left too late, missing bank docs, duty not paid on time, name mismatches between ID/contract, and inspection issues discovered right before finance goes unconditional.
Do this: book VOI immediately, upload bank docs the same day they’re requested, and set inspection deadlines in your contract.

Question 4: “Do I really need a building & pest inspection on a ‘new’ place?”

Buyers routinely find defects even in new builds (finish quality, moisture, roofing, termite barriers). Skipping inspections is one of the most-regretted shortcuts people report.
Do this: make it a contract condition and use a qualified, insured inspector—then negotiate fixes or price.

Question 5: “How long from offer to keys?”

Typical stories: 4–8 weeks for established properties if finance is straightforward; longer for construction or complex finance. The biggest time saver people mention is having pre-approval ready before making an offer.
Do this: line up finance first, then structure dates in the offer (finance/inspection/settlement) that your lender and conveyancer can actually hit.

About Us

FirstHomeBuyerGuide.com is a no-fluff playbook for first-home buyers in Australia. We turn the maze of deposits, grants, stamp duty and lender jargon into clear steps, plain-English checklists and quick calculators—so you know exactly what to do next and why. Built with WA in mind (useful nationwide), we’re independent and practical: no sales pitch, just the right info and the right contacts to move you from “thinking about it” to signed, settled and in.