At Westcoast Raine & Horne Rural we’re driven by connection and community. From wide-open paddocks to small-town main streets, we work alongside sellers and buyers across the state to ensure every property transition is as smooth and successful as possible.
A successful sale requires careful planning, deep local knowledge, and strategic marketing to attract the right buyer and achieve the best outcome. With practical insight and a commitment to honest, reliable service, we support rural and regional property owners at every step of the journey.
We believe real estate isn’t just about land and homes — it’s about people, decisions, and futures.
That’s why we’re here: to help you move forward with confidence, backed by a team that genuinely understands what matters to you.
Our experienced team offers:
• Accurate property appraisals — understanding the true value of your home in today’s market.
• Tailored marketing strategies — showcasing your property to reach serious buyers.
• Expert negotiation — securing the best price and terms for your sale.
• Guidance through contracts and settlement — ensuring a smooth process with trusted advice along the way.
At Westcoast Raine & Horne Rural, we’re not just selling homes — we’re helping you take the next step with confidence.
Introducing Brian Hipper
Born, raised, and schooled in the Midwest region, Brian has a profound connection to the local community. Growing up on a family farm northeast of Geraldton as a fourth-generation farmer, Brian developed a lifelong bond to the land and a strong understanding of rural living.
With a remarkable 50-year career, including 48 years in the shearing industry as a shearer, woolclasser and shearing contractor, Brian has worked extensively across farms and pastoral properties throughout the Midwest.
This hands-on experience, combined with his knowledge of the area, gives him a unique perspective on both rural and residential real estate.
When Brian isn’t helping clients, he enjoys caravaning and traveling with family, following football and lending a helping hand to loved ones.
In real estate, Brian’s goal is simple: to provide his clients with the highest levels of integrity, honesty, and loyalty. Whether buying or selling rural properties or family homes, Brian’s genuine approach and strong work ethic make him a trusted partner in achieving your property goals.
Selling a property involves a series of important steps, each with its own focus and requirements. To help you understand the process clearly, we’ve structured it into three key phases: the Pre-Listing Phase, the On-Market Phase, and the Under Offer Phase.
Each phase plays a critical role in achieving a successful sale — from preparing your property and launching it to the market, through to negotiating offers and progressing toward settlement. This booklet outlines what to expect at every stage, so you know what needs to be done, when, and why. Our goal is to keep the process as smooth and straightforward as possible, with clear communication at every step.
Throughout each phase, our team is here to provide practical guidance, clear communication and professional support to help you navigate the process with confidence.
Pre listing phase
The pre listing phase is foundational in setting the stage for a successful sale.
In this initial stage, it’s crucial for you to collaborate closely with Brian, providing him with comprehensive information about your property. This includes details on any upgrades, unique features and aspects of the home that could attract potential buyers. By providing Brian with as much information as possible, you help ensure that your property is presented in the best possible light.
This phase is not just about preparation - it’s about strategic positioning to maximise the appeal and market value.
On market phase
This is when we introduce your home to the market.
We’ll activate your listing, kick off our marketing efforts and keep an eye on the market and competition to position your property well.
Our goal in this phase is to attract competitive offers and secure the most favourable contract for you.
Under offer phase
During this crucial phase Brian’s responsibilities extend well beyond the acceptance of an offer.
He will manage the intricacies of various dates and deadlines, inspections and numerous essential administrative tasks. Diligently overseeing the entire process and ensuring that all parties adhere to the contractual conditions up to and including the day of settlement.
This comprehensive management guarantees a smooth and compliant transaction from start to finish.
Pre listing phase
1.
Authority documentation & pre-sale discussions
To ensure a smooth and legally compliant sale, Brian will prepare the following documents for signing:
• Listing agreement - a legally binding contract that outlines the terms of the sale, including the commission structure and any marketing costs.
• Sellers Disclosure Statement - a form completed by the seller to disclose any known defects or issues with the property, providing transparency for potential buyers.
* Discussion regarding standard conditions and preparing your property
In most real estate transactions in WA, buyers commonly request a Standard Conditions Annexure to be attached to the contract of sale. This annexure requires that, at settlement, all electrical, gas and plumbing systems are in good working order.
Brian will review this with you when signing the listing documentation. To avoid potential delays later in the settlement process, now is the ideal time to carry out a thorough inspection of your property. We recommend walking room by room using the Final Inspection Checklist (refer to page 18 of this booklet).
Any items you identify as defective, requiring repair, or not in working order should either:
• Be repaired prior to the final inspection, or
• Be listed in the Standard Conditions Annexure as remaining ‘as is’ at settlement.
Brian will require this list before your property is marketed to ensure all documentation is properly prepared ahead of receiving offers. If you’d like to review a copy of the Standard Conditions Annexure now, feel free to request one from Brian - it’s a great way to familiarise yourself with the requirements and plan ahead.
* Discussion regarding government regulations
Brian will discuss the government regulations regarding Residual Current Devices (RCDs) and smoke alarms with you at this stage. These are legal requirements for all properties sold in WA. Beginning to address these now can help you prevent delays later in the process. Further information on these requirements can be found on page 12 of this booklet.
* Discussion regarding applying for an ATO Clearance Certificate
Brian will also discuss applying for an ATO Clearance Certificate. From 1 January 2025, all property sellers must provide a clearance certificate from the ATO to avoid 15% of the sale price being withheld at settlement under Foreign Resident Capital Gains Withholding laws The certificate is free, valid for 12 months and may take up to 28 days to issue- so it’s best to apply early, ideally before your property goes on the market. You can apply online or find more information by googling: “ATO Australian Residents and Clearance Certificates”.
In accordance with legal requirements, all sellers listed on the Certificate of Title must complete a Client Identification (ID) check before any real estate transaction can proceed. This process ensure the seller’s identity is accurately verified, helping to prevent fraud and maintain compliance with regulatory standards.
Each seller must provide identification documents totaling at least 100 points, including:
• At least on primary form of ID (e.g., passport or drivers licence - 70 points each), and
• One or more secondary forms of ID (e.g., medicare card or utility bill - 25 points each).
Where possible, the Client ID check should be conducted face-to-face, allowing Brian to physically sight and verify the original identification documents.
Certificate of title search conducted
In accordance with legal requirements, a Certificate of Title search must be completed for any real estate transaction. This search confirms the legal ownership of the property and identifies any registered interests, such as easements, encumbrances or other restrictions.
Marketing materials prepared
Once all legal requirements are complete, Brian will prepare comprehensive marketing materials designed to attract buyers and showcase the property’s best features. This process includes a thorough property evaluation to identify key selling points, photography and the creation of a compelling, accurate description that highlights the property’s strengths, amenities and location.
5. Vendor paid advertising (VPA) arranged
Vendor Paid Advertising (VPA) plays a vital role in maximising a property’s exposure to potential buyers and can significantly influence the success of the sale. By investing in professional marketing including online listings, signboards and targeted advertising campaigns, sellers can great enhance their property’s visibility and appeal.
Brian will discuss the available marketing options with you and work with you to create a tailored marketing strategy for your home. Once you receive your VPA invoice, prompt payment is appreciated to commence marketing activities without delay.
Westcoast Rural Pty Ltd Trust Account
BSB 066000
AC 13198318 (Description: Property Address & Seller Surname)
On market phase
6.
Listing goes live
With all marketing materials finalised and VPA funds received, your property is now ready to launch. Your listing will be published across a range of online platforms and marketing channels to ensure maximum exposure to potential buyers. We’re excited to showcase your property to the market and move one step closer to a successful sale.
Home opens scheduled and conducted
Buyers will be invited to view your property during scheduled home opens, typically held on weekends when most buyers are available. These open inspections create an opportunity for multiple potential buyers to view the property in a relaxed setting.
Where appropriate, private viewings can also be arranged to suit serious buyers who may require a second inspection or are unable to attend a scheduled open. These appointments will be coordinated in consultation with you to ensure convenience.
During each home open, prospective buyers will be asked to register their contact details upon entry. Following the inspection, Brian will personally follow up with attendees to gauge their level of interest and gather valuable feedback on your property.
Offers received and presented
When offers are received on your property, Brian will personally meet with all interested buyers to ensure they have the opportunity to submit their best proposal. His goal is to guide each buyer in presenting their offer clearly, helping you fully understand the terms and conditions being put forward.
Once an offer is presented, you have three options:
• Accept - Agree to the terms as presented and move forward with the sale.
• Reject - Decline the offer if the terms are not suitable.
• Counter - Propose revised terms for the buyer to consider.
If multiple offers are received, it’s important to note that legally you can only negotiate with one buyer at a time. Navigating multiple offers can be a complex and strategic process. Brian will assist you in evaluating each offer, considering key factors such as price, conditions and the financial strength of each buyer. Once the most favourable offer is identified, he will guide you through negotiations to help secure the best possible outcome.
Under offer phase
Offer accepted
Once the contract has been signed by all parties, our Sales Administrator will process the documentation and distribute a copy of the fully executed contract via email. You will also receive a summary outlining the key dates and deadlines for satisfying any special conditions included in the contract.
This ensures that everyone is clear on the next steps and important milestones as we move towards settlement. Settlement agent appointed & important documents reminder
If you did not nominate a settlement agent at the time of accepting the offer, it’s important to appoint one as soon as possible so they can begin the transfer of land process and manage the settlement.
Once your settlement agent has been appointed, please forward their contact details to Brian so he can liaise with them and ensure a smooth progression toward settlement.
If you haven’t already applied for your ATO Clearance Certificate, this is now urgent. From 1 January 2025, 15% of the sale price must be withheld at settlement unless you provide a valid clearance certificate. The certificate is free, valid for 12 months and can take up to 28 days to issue. Please apply now to avoid delays. To find the application page, simply Google: “ATO Clearance Certificate for Australian residents” - it should be the top result from the ATO website.
All parties will be notified once the buyer’s deposit has been received and receipted into the trust account. This typically occurs within seven days of the offer being accepted, unless otherwise specified in the contract.
The deposit forms part of the buyer’s commitment to the purchase and is an important milestone in progressing toward settlement. Finance approval secured
All parties will be notified once the buyer has provided formal written confirmation of their finance approval. This usually comes in the form of an official letter from the lender, confirming that the buyer’s loan has been conditionally approved.
Start preparing for final inspection
Preparing your property for the final inspection is an important step in ensuring a smooth settlement process. A well-prepared property can help avoid delays and reduce the need for buyers to arrange additional visits prior to settlement, particularly to check that agreed repairs or maintenance items have been completed.
Please refer to page 18 for our Final Inspection Checklist, which outlines everything you need to review before the inspection takes place.
If you haven’t already done so, now is the time to ensure your property complies with the smoke alarm and Residual Current Device (RCD) regulations.
To meet the legal requirements, you will need to engage a licensed electrician to:
• Conduct an inspection and issue an Electrical Safety Certificate confirming compliance, or
• Complete any necessary electrical work to bring the property into compliance.
Once obtained, please email a copy of the Electrical Safety Certificate to Brian. He will forward it to both settlement agents to ensure a smooth progression towards settlement.
For further information, please refer to page 12 of this booklet.
Conditions satisfied
Typical conditions in a property sale may include a building inspection and a pest inspection. The buyer is responsible for arranging and paying for these reports and will liaise directly with Brian to coordinate access to your property for the inspections.
Once all conditions have been satisfied, the contract becomes unconditional. At this point, the settlement agents will schedule a settlement date and time.
Final inspection conducted
Approximately one week prior to settlement, the buyer will conduct their final inspection of the property. Brian will be in attendance to facilitate access and answer any questions that may arise.
The purpose of the final inspection is to confirm that all gas, electrical and plumbing items are in working order, in line with the Standard Conditions attached to the contract.
At the conclusion of the inspection, the buyers will compete a ‘Notification of Final Inspection’ form, indicating either:
• they are satisfied that all items are in working order, or
• they have identified items not in working order and are requesting that these items be rectified prior to settlement.
Brian will guide both parties through this process to ensure any concerns are addressed promptly, helping to avoid delays in settlement.
Settlement completed
As outlined in the Joint Form of General Conditions (Clause 6.3 Principal Residence), if the seller occupies the property as their principal place of residence immediately before settlement, they may, subject to Clause 6.4, remain in occupation until 12 noon on the day following settlement.
If the property is not the seller’s principal place of residence immediately before settlement, the keys must be handed over to the buyers on the day of settlement.
Please discuss your situation with Brian in advance so he can liaise with the buyers and coordinate a smooth handover.
Government regulations
Under the Building Regulations 2012, homeowners in Western Australia are required to ensure that their property is fitted with compliant smoke alarms and a minimum of two Residual Current Devices (RCDs) before selling. These devices must protect all power and lighting circuits, and compliance is necessary before the transfer of title.
What you need to do
If your property does not currently meet these requirements, you must hire a licensed electrical contractor to carry out the necessary work. Upon completion, the contractor will issue an Electrical Safety Certificate, which verifies that your property complies with all relevant safety standards and building codes.
This certificate must be provided to your Settlement Agent prior to the settlement date. Failure to do so may delay settlement or lead to penalties.
Exemptions for demolition properties
If the property is intended for demolition, you may be exempt from installing RCDs at the time of sale. However, the buyer must provide written notice to the seller, stating that the property will be demolished within six months of transfer. This notice should be included in the sale contract as an Annexure, titled “RCD Exemption in the Case of Demolition.”
If the property is not demolished within six months, the buyer will then be responsible for installing the required RCDs. Failure to comply with this requirement will be considered a breach of regulations.
Consequences for non-compliance
Non-compliance with these safety regulations can result in significant fines, so it is essential to ensure all necessary measures are in place before selling your property.
Preparing your home for sale
Preparing your home for sale is crucial for attracting potential buyers and securing the best possible price. A well-presented home creates a positive first impression, significantly influencing a buyer’s decision. When a home is clean, well maintained and free of clutter it allows buyers to envision themselves living there, which is essential for forming a connection with the property.
You only get one opportunity to make a strong first impression in the market. To ensure your home stands out, take some time to walk through your property as if you are a prospective buyer attending a first inspection. As you go through each room, note any items that can be easily fixed or repaired to enhance the home’s presentation.
Making each room appear as spacious as possible is vital. You may need to remove and store some furniture with a friend, a self-storage company, or in the garage to open up rooms and hallways. This simple step can make a significant impact on how your home is perceived by buyers.
Handy tips
• Ensure that lawns and gardens are neat and tidy; mow and edge the lawns and nature strip, weed garden beds and spread fresh mulch.
• Prune trees and shrubs that shade windows to increase natural light.
• Lubricate any squeaky hinges and fix any loose door handles or knobs on your doors.
• Clean the gutters of any leaves or debris.
• Clean driveways and footpaths.
• Remove any cobwebs from your eaves or under the verandah.
• Tidy the shed and garage.
• Remove rubbish.
• Make sure your house sparkles through cleanliness, a bit of scrubbing and cleaning makes all the difference.
• De-clutter your home as much as possible, particularly from hallways and access ways.
• Repair cracks in walls and ceilings and paint where necessary.
• Repair any items such as dripping taps, missing door knobs and any doors that are sticking or squeaky.
• Clean and tidy surfaces in all rooms, especially the kitchen and bathroom.
• Remove all unnecessary articles from cupboards. It has to be done eventually. Better to do it now and display the full value of your storage.
Investment in success
Selling a property is not just about putting a ‘For Sale’ sign in front of your home, it’s about creating a strategic plan that attracts serious buyers and delivers the best possible outcome for you.
The commission you pay covers our professional expertise, time and effort in handling the entire sales process. Vendor paid advertising (VPA), on the other hand, is a critical investment that needs to be made at the start of the campaign in order to maximise your property’s exposure from day one, setting the stage for a successful sale.
Reaching more buyers
The right marketing campaign ensures your property is seen by a large audience of serious buyers, both online and offline.
Creating urgency
Widespread exposure can create competition among buyers, encouraging faster offers and potentially driving up the sale price.
Maximising your return
Investing in marketing helps you achieve the best possible outcome for your property by generating more interest and higher offers.
While marketing is an upfront cost, the value it adds by attracting more buyers, generating higher offers and ultimately securing a faster sale far out ways the initial investment.
Empowering your agent
VPA also empowers us, as your agents, to do what we do best; sell your property. With the right marketing tools at our disposal, we can focus on engaging with buyers who are truly interested, following up on leads and negotiating the best deal for you. By investing in your property’s success, you’re setting us up to deliver the results you deserve.
Open for inspection
Home opens
Buyers are invited to inspect your property at specified times on days when they are most likely to be available (typically on a Saturday or a Sunday, for 30 - 45 minutes).
Private viewings
Private viewings will be arranged when appropriate and in conjunction with your schedule. They are typically scheduled when a prospective buyer has requested a second viewing or when they are unable to attend the schedule home open.
If a buyer approaches you directly
At Westcoast Raine & Horne Rural we don’t allow prospective buyers to inspect your property without one of our representatives being present.
However, at times during the course of our marketing, buyers may approach you wishing to inspect your property. If this should happen, please request that they contact Brian to arrange a viewing.
This allows us to keep in touch with all potential buyers for your property.
Follow up and feedback
Upon entry to your home, prospective buyers are requested to provide their contact details.
Brian will conduct follow up phone calls to ascertain if there is serious interest in your property.
Brian will make contact with you at the conclusion of the home open to notify you of how many groups attended the inspection, what feedback the buyers provided whilst viewing the property and whether there was any interest in presenting an offer on your property.
Final inspection
What is a final inspection and when does it apply?
In accordance with the 2022 Joint Form of General Conditions (Clause 5.1 : Right to inspect) the buyer is entitled to inspect the property to check that the seller has complied with the seller’s obligations under the contract.
For example:
a) If NO ‘Standard Conditions’ Annexure is attached to the Contract For Sale:
The buyer will be checking to confirm that the property has been maintained in the same condition as when they last inspected it. This means that any damages or changes to the property between the time of the buyers inspection and the final inspection could affect the sale.
b) If ‘Standard Conditions’ Annexure IS attached to the Contract For Sale:
The buyer will be conducting the check above in relation to the property being in the same condition as when they last inspected as well as checking that all gas, electrical and plumbing items are in working order as per the Annexure. Attaching the Standard Conditions Annexure is a typical request from majority of prospective buyers in real estate transactions.
If any of the items are found to be defective and/or in need of repair, then you must at your own expense carry out the repairs before the settlement date, in a proper and workmanlike manner. If any item is not repairable, you must, at your own expense, before the settlement date, replace it with one of equivalent make and quality; in good state of repair and condition or compensation must be given to the buyer.
In accordance with the 2022 Joint Form Of General Conditions (Clause 5.1 : Right to inspect) the buyer is entitled to inspect the property on one further occasion before the settlement date to check that the seller has rectified the items found to be defective or in need of repair at the final inspection.
How to prepare?
Using the checklist provided, walk through your property, room by room and check all items.
It is important to ensure that all keys to door locks, window locks, garage remotes and other locking mechanisms to the property are available for the buyer to test at the final inspection.
If the property is vacant, please do not turn off the hot water system. If it has been turned off, please return to the property and switch it on and check that it is in working order prior to the final inspection (ensure that you leave it on for the buyer to check on the day of the final inspection).
Carrying out this task prior to the final inspection is extremely important as it can prevent possible delays in settlement, as well as prevent the buyer from having to access the property for a second time to check that all repairs have been carried out.
Final inspection checklist
Gas
gas bayonets
gas hot water system
gas oven
gas stove top
Electrical
airconditioning (including all vents and remotes)
dishwasher / washing machine / clothes dryer (if included in the sale)
electric hot water system
electric oven
electric stove top
fans (ceiling fans and exhaust fans)
lights, including exterior (if a globe has blown it must be replaced)
power point outlets (including those hidden behind furniture and located outside)
security alarm system
other items (any electrical appliances that are being sold with the house e.g. fridge, washing machine)
Solar
solar panels and inverters (where installed)
solar hot water system
Plumbing
reticulation water mains / bore and sprinklers
swimming pool / spa (including filter and equipment)
water supply pipes and taps (any water leaks to be repaired)
waste water plumbing (including toilet cisterns)
effluent disposal systems and (where installed) septic tanks and leach drains
Other
blinds / curtains (check all working)
doors / windows (opening and closing smoothly)
locks
manuals (please leave any manuals that you have for items in your home)
