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

   If a video call is tricky

   No problem. I don't need a copy, I just need to see it once. Could we do two minutes on FaceTime this week? I can't pay a deposit until the name matches the invoice and the bank account.

   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

   Ownership confirmed before listing. The seller also confirms in the agreement that they own it outright, with no finance owing. 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

   If they only have a quote

   Thanks. A quote shows what was offered, but I need the final tax invoice to see it was paid for. Could you ask [builder] for the final invoice and a statement of payments? They can usually pull both up quickly.

   Copy

   If they say "ask the builder"

   Happy to, but builders usually only release documents to the owner. Could you send them a quick email asking for copies, and copy me in?

   Copy

   If the builder's records are lost

   That's okay. Bank statements showing your payments to the builder do the same job. You can black out anything unrelated.

   Copy

   If they won't confirm finance

   Could you confirm in writing that there's no finance owing? If there is, that's fine. I'd just need to know how it's cleared at settlement.

   Copy

The home

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

   Ask for

   The electrical compliance certificate (NSW: CCEW; VIC: Certificate of Electrical Safety; QLD: Certificate of Testing and Safety), plus the gas certificate if it has gas.

   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. Keep them with your papers: a home with its certificates is easier to sell later.

   On THA homes

   Requested before listing, and noted on the listing if missing.

   Message to send

   Do you have the electrical compliance certificate, and the gas certificate if it has gas? Copies are fine. If the builder holds them, they can usually send them through quickly.

   Copy

   If they can't be found

   These are often issued through the builder, so they're the quickest way to get copies. If they can't be found, would you be open to having a licensed electrician check it and issue a certificate before I pay? Happy to talk about how we share the cost.

   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. Hold on to them. Full build documents make your home easier to sell when the time comes.

   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), and whether any builder's warranty transfers to you.

   Why it matters

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

   On THA homes

   In the agreement: the seller lists any known issues (or writes "None known") and confirms there are no undisclosed defects, plus a written list of exactly what's included.

   Message to send

   Could you write down any known issues with the home, exactly what's included in the sale, and whether any builder's warranty transfers to me? I'd like it all in the agreement.

   Copy

   If they won't write down issues

   If there aren't any, could you write 'None known' in the agreement? It keeps things clear for both of us.

   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 the home for transport at their own cost (clean, services off, tanks emptied, fixings removed), and confirms the trailer is roadworthy or tells you if it isn't.

   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 agreement, including a full refund if the seller can't complete, or if the home is damaged before collection.

   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

   If they want the deposit first

   I'm keen and happy to move quickly. I'll pay the deposit as soon as I've seen the paperwork and we've both signed a written agreement.

   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). We never hold your money: you pay the seller directly, and the home isn't released until the balance clears.

   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

   If bank details arrive by email

   Before I transfer anything, I'll call you on the number I already have to confirm the details.

   Copy
3. Mark check 9 as done: Transport quote and site ready9. Transport quote and site readyYour job

   Ask for

   A quote from a delivery driver, your site ready (access, levelling, any crane), and your council's rules checked for your site.

   Why it matters

   The home needs somewhere to go and a way to get there. Get the quote and check your site before you commit. Book the driver once the deposit's paid.

   On THA homes

   Your job.

   Message to your driver

   Hi [name], I'm buying a [length]m tiny home on a trailer in [town], going to [town]. Could you quote to collect it, and confirm your insurance covers the home while it's loaded and on the road? Thanks, [your name]

   Copy

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

4. Mark check 10 as done: Your driver's insurance confirmed10. Your driver's insurance confirmedYour job

   Ask for

   Ask your delivery driver to confirm their insurance covers the home while it's loaded and on the road.

   Why it matters

   On most sales, including ours, the home is yours once it's loaded. Your driver's insurance covers it on the road; arrange your own cover for when it arrives.

   On THA homes

   Your job.