What Can Go Wrong After Your Offer is Accepted (And How Buyers Advocates Can Protect You)

Everyone hopes the process of buying their property is as smooth as butter. While more experienced buyers are usually confident in selecting and buying properties on their own, many are still caught off-guard when the purchase runs into issues. In this article, our Melbourne Buyers Agents will explain what can go wrong in the property buying process, and show you what you can do to protect yourself.

Based on our buyer agents’ experience, over 80% of property purchases come with unexpected problems. Some are minor. Others are serious — and expensive. The good news? Most of them can be avoided or resolved — if you know what to look for and how to act quickly.

What can go Wrong AFTER Your Offer Has Been Accepted?

So, you've found your property, you've submitted your offer and your offer has been accepted. Congratulations! But is your property buying process over? Absolutely Not. In fact, that is only half the battle won. And the other half is where the most stressful and costly problems begin.

What can go wrong here can be issues that bite you the hardest. Pre-offer, the vendor has something they want to sell, and you have the leverage to negotiate and make your demands accepted. Once your offer has been accepted, this leverage instantly disappears! Just like buying a car. It is a lot easier to negotiate with the salesperson before signing. But the moment you sign on the sales contract, you become a liability, and your negotiating power is gone. Any issues that arise is YOUR problem. Buying your house works the same way; you instantly lost that negotiation power after the contract is unconditional. The balance of power shifts completely.

Why Post-Offer Problems Hurt the Most

This is the stage where experience truly matters. Without it, buyers can fall into traps that cost tens of thousands of dollars — from unexpected contract terms, hidden issues discovered during inspections, to financing delays or vendor non-compliance.

Experience can help prevent you from regretting the purchase. Or if the inevitable happens, Experience can help you navigate the problems and negotiate with the vendor and sales agent. The bulk of tough problems happens POST Purchase. AFTER your offer has been accepted. The risks are real, and the consequences can be financially painful.

We’ll walk you through some of the most common post-offer issues our buyers advocates have helped resolve — and more importantly, how we fixed them for our clients. Learn what can go wrong, and how to avoid costly mistakes with expert support on your side.

1. Final Inspection Shock: Tap Leak & Flooring Damage

What happened:

A client was excited to move into their first home — until our buyers agent discovered the slow leak under the laundry sink during the final inspection. We suspected the leak happened when the vendor removed their washing machine, without realising the tapware had aged and was leaking. By the time this was discovered during the final inspection, the tap had been leaking water-damaged flooring across half the living room. Mould had also started forming and this necessitated the removal of walls to treat the mould and and rebuilding it.

It was a tiny little blotch in the flooring that triggered this investigation. The vendor initially denied the leak and suggested that it was already leaking while the house was put on sale. A claim which as denied, with detailed photographic proof, by our trusted property inspector.

Estimated repair cost: Nearly $30,000.

How we fixed it:

We immediately informed the agent and raised this with our solicitor. After a series of problem solving negotiations, we concluded to holdback a sum from the settlement proceeds. Being builder trained, our buyer agent confidently understand and explained the extent of the leak and we were able to provide an accurate high level estimate of the cost to repair. Without the experience of our agent, the buyer might’ve settled blindly — and paid the significant price later.

2. Final Inspection Surprise: Vendor Not Moved Out

What happened:

At the final inspection — just 3 days before settlement — we were shocked to find the vendor hadn’t fully vacated. Furniture, rubbish, and personal belongings were still scattered throughout the property. Understandably, this raised immediate concerns for our client who was preparing to move in.

Why it’s a problem:

If a vendor fails to vacate by settlement, it can delay the buyer’s move-in, rental collections, incur additional removalist and storage fees, and potentially breach contract conditions. It's a situation no buyer wants to face — especially without representation.

How we fixed it:

We acted fast. First, we raised the issue with the selling agent and expressed our concern about the high risk of the vendor not vacating in time. We encouraged the agent to explore immediate alternative arrangements with their client.

At the same time, we alerted our buyer and walked them through the options and legal contingencies. We also looped in our solicitor team in case formal action became necessary.

Ultimately, the selling agent arranged alternative storage options for the vendor’s belongings — but with such a large volume of items, timing remained tight. Acting as both mediator and problem-solver, we negotiated a win-win-win outcome:

• The vendor was given a short, structured extension to finish moving

• Our buyer’s plans were not affected

• Settlement proceeded on time and without penalties

The result?

Our client took possession as scheduled — with peace of mind, no added costs, and no legal headaches.

3. Building & Pest Inspection Reveals Structural Damage

What happened:

During a routine pre-purchase building inspection, a serious structural issue was uncovered — the home’s flooring was tilting beyond what is acceptable under Australian Standards. This wasn’t something visible during open inspections and could have easily been missed by an untrained eye.

While the defect wasn't considered immediately dangerous, it was classified as a serious structural issue, with the potential to compromise both the building’s safety and its future resale value.

How we fixed it:

With our background in construction and property, we recognised the warning signs instantly — and more importantly, we knew the potential cost and risk involved in rectifying the issue.

We advised our client to walk away — and thanks to the building and pest clause we had included in the contract, they were able to exit the purchase and receive their full deposit back.

Within just a few weeks, we helped them secure a superior property with no structural concerns — one that not only provided peace of mind, but also showed stronger long-term growth potential.

The lesson?

Don’t rely on appearances. Even good-looking properties can hide major flaws — and without the right guidance, buyers could end up footing a costly repair bill down the line.

4. Valuation Comes in Short

What happened:

A client was excited to purchase a brand new apartment in Melbourne’s CBD — a sleek development marketed heavily to investors. But here's the catch: most developer contracts don’t allow finance or building clauses, leaving buyers exposed if things go wrong.

Understanding the risks, we stepped in early and negotiated key contract amendments to protect our client — including a finance clause, which is rarely accepted by developers. Our reputation in the real estate market and volume as a buyer advocate in the market helped us push for these terms successfully.

As anticipated, the bank's independent valuation came back $200,000 short of the purchase price. That meant the buyer would have had to fund the entire shortfall — an enormous, unexpected financial burden.

How we fixed it:

Thanks to the finance clause we insisted on including, and our connections, we were able to safely exit the contract without penalty when the loan application was declined based on the lower valuation.

We protected the buyer from a potentially devastating financial outcome.

The takeaway?

In off-the-plan or new developments, buyers often get caught without an exit strategy. But with the right representation, you can protect yourself, avoid overpaying — and walk away when things don’t stack up.

5. Vendor Refuses to Fix Promised Repairs

What happened:

During negotiation, the vendor agreed to fix a list of maintenance items prior to settlement. But just before final inspection the sales agent disputed the agreement and the vendor refused to fix the maintenance items.

How we fixed it:

We produced written evidence of the vendor’s commitment, raised it with the sales agent, and gave the vendor the option to negotiate a direct compensation to the buyer or have the issues rectified. With the written agreement, the vendor had no choice but to address the issues, or risk us walking away from the purchase, plus compensation.

Conclusion: Why Experience Matters

Buying property isn’t just about finding the right home — it’s about managing risk, anticipating problems, and knowing how to navigate surprises, throughout the entire process. Over 80% of purchases will be problematic. Whether it’s a misleading listing, a last-minute defect, or a dispute with the vendor — these things happen far more often than most buyers expect.

That’s why we exist.

Buyers Advocates Protects Property Buyer's Interests

At Concierge Buyers Advocates, we don’t just help you find a property. We walk the entire journey with you — protecting your interests, avoiding costly mistakes, and giving you the confidence to move forward.

If you're planning to buy — especially if you're interstate, overseas, or short on time — get in touch today.

Buy smart. Buy safe. And make sure you’ve got the right advocate on your side.