Local property context
Cohuna properties: town houses, farmhouses and big sheds
Cohuna is a farming town beside Gunbower Creek, close to the Murray. Properties for sale range from weatherboard and brick houses in town to homesteads and newer houses on dairy, cropping and irrigated farms across the district.
Farm owners have always done a lot of building themselves. Over time a property can collect a renovated house, new verandahs, carports, a workshop and one or more large sheds.
When the property is sold, the Section 137B question is about the domestic building work the current owner organised in the last 6 years and 6 months, so it helps to separate that work from everything else on the land.
Farmhouses renovated in stages
A farmhouse is often updated one room at a time between seasons. A typical history might be a new kitchen, then a bathroom, then the back verandah enclosed or a family room added. If you managed those jobs yourself, they are the usual focus of the inspection.
Sheds and farm buildings
Many Gannawarra properties have large sheds and farm buildings. Some are domestic in nature — a garage, workshop or carport near the house — and some are purely for the farm business. Tell us what each building is used for and when it was built, and we will talk through which items belong in the report. Your conveyancer can confirm what the sale requires.
Permits around Cohuna since 2024
Because Gannawarra Shire no longer issues new building permits, work done since 2024 may have been approved by a private building surveyor. Older permits and plans are held by council. Either way, permits and the Section 137B report are different things: a permit shows approval was given, while the report records the condition of the owner-builder work at the time of sale.
Getting an inspector to Cohuna
We travel to northern Victoria regularly and plan Cohuna, Kerang and Gunbower inspections around those trips. Properties in the district are priced by hand: send the address and the work, and we email the price and the likely inspection day before you pay.
For farm sales with a set auction or settlement date, tell us the date early so the trip can be planned.
Helping the inspection on a large property
On a farm the inspector needs to find each declared item quickly. A short list helps:
- Each building or room that was changed, with a rough completion date
- Where each shed or outbuilding is on the property
- Who will be there on the day, and access to locked sheds
- Any permits, certificates or invoices you still have
What the report covers
The registered building inspector carries out a visual inspection of the declared owner-builder work and records defect observations for that scope. The report is delivered digitally. It is not a whole-farm or whole-house pre-purchase inspection.
What can be included in the inspection?
We inspect the owner-builder work you tell us about. You can select more than one renovation area and, where relevant, tell us how many bathrooms or bedrooms were involved.
Local inspection scope
What to identify before requesting the report
- Separate the house work from sheds and farm buildings, and say what each building is used for.
- Give rough completion dates for each item, and whether you or a registered builder did it.
- Arrange access to every declared building on the day of the inspection.
Area served
137B inspections around Cohuna
The map shows the local area. Enter the exact property address in the quote form so the inspection scope, travel and availability can be assessed for that property.
Local permit information
Gannawarra Shire Council stopped issuing new building permits in 2024; new permits now come from private building surveyors. Council still provides building information certificates and copies of older building plans and documents from its records. Those records help explain the history; the Section 137B report is a separate inspection of the owner-builder work at the time of sale.
Permit information can be useful, but it is separate from the Section 137B requirements that may apply when the property is sold.
Gannawarra Shire Council building services →Get a quote for a Cohuna property
Enter the property address and tell us what work was done. Regional properties are priced by hand: we email you the price and the likely inspection day before you pay anything.
What happens after you book?
Work
Tell us what was built, renovated or changed.
Price
We email the price and inspection day before you pay.
Inspection
A registered building inspector attends the property.
Frequently asked questions
137B reports in Cohuna
Does selling a farm near Cohuna need a 137B report?
Only if relevant owner-builder domestic building work was done within the last 6 years and 6 months and the sale circumstances require it. The free scope check gives an indication and your conveyancer confirms it.
Do farm sheds need to be in the report?
It depends on the building and its use. Tell us what each shed is and when it was built; your conveyancer can confirm which work the sale needs to cover.
Gannawarra Shire no longer issues building permits. Does that change anything?
New permits now come from private building surveyors, and council still holds older records. The 137B report is a separate inspection of the owner-builder work, whatever permits exist.
Can you inspect at Kerang, Leitchville or Gunbower on the same trip?
Yes. We group inspections in the district onto the same day where we can.
How is a Cohuna inspection priced and scheduled?
Enter the Cohuna property address and the work in the quote form. Regional properties are priced by hand: we email you the price and the likely inspection day before you pay anything. Inspections in the area are grouped onto set days, so tell us early if you have an auction or contract date.
Selling a farm or renovated home around Cohuna? Send us the address and the work.
We email the price and the likely inspection day before you pay. Not sure the report applies? Check first.