Before You Pay a Tiny Home DepositThe 10-Point Checklist

The seller

Works for any tiny home that's already built, whether you're buying from a private owner or a builder. Where it differs, both are shown. THA Verified is our badge for homes where we've checked the seller's ID, ownership and bank account before listing.

1. Mark check 1 as done: The seller is who they say they are1. The seller is who they say they areChecked before listing

   Ask for

   Private owner: ask to see their driver's licence or passport, in person or on a live video call. The name should match the builder's invoice and the bank account you'll pay. You don't need a copy. Builder: check the business name, ABN and builder's licence (you can look these up online), and that the bank account is in that business's name.

   Why it matters

   The person or business you pay should be the one that owns the home. If the names don't line up, you need an explanation in writing before any money moves.

   On THA homes

   Checked before listing.

   Message to send (private owner)

   Hi [name], I'm keen on your tiny home. Before we talk about a deposit, could we do a quick video call so I can see your driver's licence and check the name matches the invoice and the bank account? I don't need a copy. Thanks, [your name]

   Copy

   Message to send (builder)

   Hi [name], I'm keen on the [home]. Before we talk about a deposit, could you send your ABN and builder's licence number, and confirm the account name on the invoice is your business? Thanks, [your name]

   Copy
2. Mark check 2 as done: It's theirs to sell2. It's theirs to sellChecked before listing

   Ask for

   Private owner: ask for the builder's final tax invoice, plus something showing it was paid in full (a statement from the builder, or bank statements). A quote isn't proof. Builder: ask them to confirm in writing that the home is theirs to sell, has no finance owing on it, and isn't already sold or promised to someone else.

   Why it matters

   A quote only shows what was offered. It doesn't show the home was ever paid for, or that the seller owns it outright.

   On THA homes

   Checked before listing. On builder stock, the builder is the seller.

   Message to send (private owner)

   Could you send the builder's final tax invoice, and something showing it was paid in full? A statement from the builder or your bank is fine. A quote won't cover it, as I need to see it was paid for.

   Copy

   Message to send (builder)

   Could you confirm in writing that the home is yours to sell, has no finance owing on it, and isn't already promised to another buyer?

   Copy

The home

1. Mark check 3 as done: Compliance certificates3. Compliance certificatesChecked before listing

   Ask for

   The electrical compliance certificate (in NSW it's called a CCEW), plus plumbing and gas certificates if the home has them.

   Why it matters

   These are the first documents a careful buyer, insurer or lender asks for. They're much easier to get now than after you've paid.

   On THA homes

   Checked before listing: electrical as a minimum; plumbing and gas where fitted and supplied.

   Message to send

   Do you have the compliance certificates for the electrical, plumbing and gas? Copies are fine. If the builder holds them, they can usually send them through quickly.

   Copy
2. Mark check 4 as done: The listing matches the paperwork4. The listing matches the paperworkChecked before listing

   Ask for

   The build documents or spec sheet, so you can check the listing against them, and then check both against the home when you see it.

   Why it matters

   Build documents show what was ordered. Things get swapped during a build. You want the details you're paying for in writing, not just in an ad.

   On THA homes

   Checked against the documents and inspected in person or on a live video call before listing. The seller approves the listing in writing.

   Message to send

   Could you send the build documents or spec sheet? I'd like to check them against the listing and the home itself.

   Copy
3. Mark check 5 as done: Known issues and inclusions in writing5. Known issues and inclusions in writingIn the agreement

   Ask for

   A written list of any known issues with the home, and exactly what's included in the sale (appliances, furniture, deck, water tanks).

   Why it matters

   If it's not written down, it's your word against theirs on collection day.

   On THA homes

   In the THA agreement: a defects schedule and an inclusions schedule are part of every sale agreement.

   Message to send

   Could you write down any known issues with the home, and exactly what's included in the sale? I'd like both in the agreement.

   Copy
4. Mark check 6 as done: It can be collected6. It can be collectedIn the agreement

   Ask for

   When the trailer was last checked (tyres, lights, coupling, chassis and welds), and whether a truck can reach the home on collection day.

   Why it matters

   A home up a steep driveway or behind a fence may need a bobcat or winch before it can move, and a tired trailer can fail on the highway. A pre-transport trailer inspection is recommended if the home is more than three years old or has been sitting in one spot for 12 months or more.

   On THA homes

   In the agreement: the seller prepares it for collection, at their own cost, somewhere a truck can reach.

   Message to send

   Is the home somewhere a truck can reach on collection day? And when was the trailer last checked, including the tyres, lights, coupling and welds?

   Copy

The money

1. Mark check 7 as done: Written terms before any money moves7. Written terms before any money movesIn the agreement

   Ask for

   A written agreement you both sign, covering the price, the deposit, when the balance is due, when you can collect, and what happens if either of you can't go ahead.

   Why it matters

   Once the deposit is paid, the written terms are what count. Read the deposit clause closely. Many tiny home sales, including ours, have non-refundable deposits except in specific cases.

   On THA homes

   In the THA agreement.

   Message to send

   Before I pay anything, could we put the price, deposit, balance date and what happens if either of us can't go ahead in a written agreement we both sign?

   Copy
2. Mark check 8 as done: Pay only the account on the invoice, and confirm it by phone8. Pay only the account on the invoice, and confirm it by phoneChecked before listingIn the agreement

   Ask for

   An invoice showing the seller's bank account in their own name.

   Why it matters

   A common scam is an email, apparently from the seller, saying the bank details have changed. Before you transfer, call the seller on a number you already have (not one from that email) and confirm the account.

   On THA homes

   Checked before listing (the invoice account is the seller's own), and in the agreement (any change of bank details must be confirmed by phone).

   Call script

   Hi [name], it's [your name]. I'm about to transfer the deposit. Can you confirm the account name and the last three digits of the account number on the invoice?

   Copy
3. Mark check 9 as done: Transport booked and site ready before you sign9. Transport booked and site ready before you signYour job

   Ask for

   A quote from a transporter, and confirmation your site is ready (access, levelling, any crane).

   Why it matters

   The home needs somewhere to go and a way to get there. Sort both before you commit, not after.

   On THA homes

   Your job.

   Need a transporter? Our Trusted Suppliers page lists transporters around Australia

4. Mark check 10 as done: Insurance lined up to start on loading day10. Insurance lined up to start on loading dayYour job

   Ask for

   A policy that starts the day the home is loaded.

   Why it matters

   On most sales, including ours, the risk becomes yours the moment the home is loaded onto the truck.

   On THA homes

   Your job.