Quick Answer
Ordering a title search before renovating a WA property pre-settlement reveals restrictions, encumbrances and tenure type that could block or alter your renovation plans. A Current Title search ($74.50) shows registered interests; the plan of subdivision reveals building envelopes; and dealing searches uncover specific caveats, covenants or mining interests. Check all three before signing contracts or starting works.
Why Title Checks Matter Before Pre-Settlement Renovations
Renovating before settlement sounds efficient — coordinate trades, order materials, walk into a finished property. But in Western Australia, title restrictions, registered encumbrances and tenure quirks can stop work or expose you to legal and financial risk. Running renovation due diligence on the title before you commit is the only way to know what you can actually do with the property.
Key Property Title Documents Western Australia for Renovators
Current Title / State Lease Search — $74.50
This is your starting document. It confirms:
- Registered proprietor
- Tenure type (freehold, state lease, strata)
- Encumbrances, caveats and registered interests
- Easements noted on the title
For renovators, the encumbrances section is the critical read. Any covenant, restriction or caveat listed here could control what you build, where you build, or whether you can build at all. Order this first through TitleFinder.
Plan of Subdivision
The deposited plan or survey-strata plan shows:
- Lot dimensions and boundaries
- Building envelopes (especially in survey-strata)
- Easement locations (drainage, right of way, services)
If your renovation extends the footprint or changes setbacks, the plan tells you whether the physical space exists. Order this when the title shows survey-strata tenure or when boundary proximity matters.
Dealing / Instrument Search
A dealing search pulls up the full text of a specific encumbrance, caveat or restriction referenced on the title. The title may note "Covenant 12345" but will not include the covenant text. You need the dealing to read the actual conditions — which might prohibit second storeys, restrict cladding materials, or require specific setbacks.
Order this when the Current Title shows any registered encumbrance relevant to building work.
WA-Specific Title Risks for Renovators
Green Title Restrictions
Green title (freehold) is often considered the simplest tenure, but it does not mean unrestricted. Check for:
- Restrictive covenants limiting building type or height
- Drainage easements running under proposed extension areas
- Mining encumbrances that reserve subsurface rights
A green title without encumbrances is renovation-friendly. One with covenants or easements needs dealing searches before you finalise plans.
Survey-Strata Complications
Survey-strata titles in WA include building envelopes and shared driveways defined on the plan. Before renovating:
- Confirm your building envelope allows the extension footprint
- Check for common property adjacent to your works
- Verify whether the strata by-laws restrict alterations
Mining Interests
Much of WA is subject to mining tenements or reservations. The title may show a mining interest that reserves rights to minerals or requires access. If your renovation involves excavation, footings or bore work, check for registered mining interests that could affect ground disturbance.
Caveats
A caveat on title signals a third party claims an interest. This might be a builder, lender or previous owner. While a caveat does not automatically prevent renovation, it can complicate settlement and financing. Always read the caveat text via a dealing search.
Rural Titles
Rural properties often carry water rights, access easements, environmental covenants and sometimes pastoral lease conditions. The title and plan may reference conditions that restrict building locations, require setbacks from waterways, or mandate weed management. For rural renovations, order both the title and full plan early.
Timing: When to Order What
- Immediately after signing the offer: Current Title / State Lease search ($74.50) — confirms ownership, tenure and encumbrances.
- Within the cooling-off period: Plan of subdivision — reveals boundaries and building envelopes.
- Before engaging trades or finalising design: Dealing searches for any relevant encumbrances — gives you the actual restriction text.
- Before settlement if renovating pre-settlement: Re-run the title search to check for new caveats or interests registered after your initial search.
Pre-Settlement Renovation Title Checklist
- Order Current Title / State Lease search via TitleFinder
- Confirm tenure type (green, survey-strata, strata, state lease)
- List all encumbrances, easements and caveats
- Order plan of subdivision for boundary and envelope details
- Order dealing searches for every encumbrance relevant to building
- Check for mining interests if excavation or bore work is planned
- Verify no new caveats lodged since initial search
- Confirm no authority restrictions override title permissions
- Cross-reference title restrictions with your renovation scope
Document Comparison for Renovators
| Document | Answers | When to Order |
|---|---|---|
| Current Title | Who owns it? What encumbrances exist? Tenure type? | Immediately after contract signing |
| Plan of Subdivision | Where are boundaries? Building envelopes? Easement locations? | Before finalising renovation design |
| Dealing / Instrument | What does the covenant actually say? Caveat conditions? | When title shows relevant encumbrances |
| Current Title (re-run) | Any new caveats or interests? | Just before settlement or works commence |
Frequently Asked Questions
Can I start renovations before settlement if the title has encumbrances?
You can, but only if the encumbrances do not restrict your planned works. Read each encumbrance text via a dealing search. If a covenant prohibits second storeys and your renovation adds one, you risk enforcement action. Check the title, understand the restrictions, then decide.
What if a mining interest is registered on the title?
Mining interests in WA reserve subsurface rights and may include surface access provisions. This can affect excavation, footings and bore installation. Read the mining instrument via a dealing search and, if it affects your works, seek specific advice before proceeding.
Do I need to re-order the title search close to settlement?
Yes. Interests can be registered between your initial search and settlement. A re-run title search ($74.50) catches new caveats, mortgages or encumbrances that could affect your renovation or settlement itself.
Order the right TitleFinder document
Use this guide as a reference, then order the actual record that answers your question:
- WA Title Search — $79.90
- WA Survey Search — $85.90
- WA Document Search — $91.80
If you are unsure, start with the current title search, then add the plan or instrument if the title points to one.
Need the title search? Use the TitleFinder product links above to order the current title, plan, instrument or state-specific property record you actually need.
