5 Standard rules for the conduct of public auctions for the sale of land 2
6 Information made available at auctions 2
7 Announcements by auctioneer before bidding starts 5
8 Auctioneer must indicate bidders on request 7
Schedule 1—General rules for the conduct of public auctions of land 8
Schedule 2—Rules for the conduct of public auctions of land—One vendor intends to bid to purchase 9
Schedule 3—Rules for the conduct of public auctions of land—Some vendors intend to bid to purchase 10
Schedule 4—Rules for the conduct of public auctions of land—All vendors intend to bid to purchase 11
Schedule 5—Information concerning the conduct of public auctions of land 12
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Endnotes 16
1 General information 16
2 Table of Amendments 18
3 Explanatory details 19
Version No.001
Sale of Land (Public Auctions) Regulations 2024
S.R. No. 48/2024
Version as at
23 June 2024
1 Objectives
The objectives of these Regulations are—
(a) to prescribe standard rules for public auctions for the sale of land; and
(b) to prescribe written information statements that must be made available for public auctions for the sale of land, and to prescribe how that information is to be made available; and
(c) to prescribe the obligations of auctioneers at public auctions for the sale of land.
2 Authorising provision
These Regulations are made under section 48 of the Sale of Land Act 1962.
3 Commencement
These Regulations come into operation on 23 June 2024.
4 Revocation
The Sale of Land (Public Auctions) Regulations 2014[1] are revoked.
Section 1 - Sale of Land (Public Auctions) Regulations 2024 - Sale of Land (Public Auctions) Regulations 2024 | Zoe
5 Standard rules for the conduct of public auctions for the sale of land
(1) A public auction for the sale of land must be conducted in accordance with the rules set out in Schedule 1 unless subregulation (2), (3) or (4) applies to that auction.
(2) A public auction for the sale of land must be conducted in accordance with the rules set out in Schedule 2 if there are 2 co-owners of the land and one of the co-owners intends to bid to purchase the interest of the other co-owner in the land.
(3) A public auction for the sale of land must be conducted in accordance with the rules set out in Schedule 3 if there are more than 2 co-owners of the land and one or more (but not all) of the co‑owners intend to bid to purchase the interest of the other co-owner or co-owners in the land.
(4) A public auction for the sale of land must be conducted in accordance with the rules set out in Schedule 4 if there are 2 or more co-owners of the land and each of the co-owners intend to bid to purchase the interest of the other co-owner or co‑owners in the land.
6 Information made available at auctions
(1) The auctioneer of land at a public auction to which regulation 5(1) applies must ensure that the following information is available for public inspection for a reasonable time before the auction starts and in any case not less than 30 minutes before the auction starts—
(a) the rules set out in Schedule 1;
(b) the information in Schedule 5;
(c) any other conditions applying to the auction.
Penalty: 5 penalty units.
Note
This requirement is in addition to the requirements set out in section 43 of the Sale of Land Act 1962.
(2) The auctioneer of land at a public auction to which the rules set out in Schedule 1 apply must ensure that it is clear which of the 2 alternatives to rule 1 applies to that auction.
Penalty: 5 penalty units.
(3) The auctioneer of land at a public auction to which regulation 5(2) applies must ensure that the following information is available for public inspection for a reasonable time before the auction starts and in any case not less than 30 minutes before the auction starts—
(a) the rules set out in Schedule 2;
(b) the information in Schedule 5;
(c) any other conditions applying to the auction.
Penalty: 5 penalty units.
Note
This requirement is in addition to the requirements set out in section 43 of the Sale of Land Act 1962.
(4) The auctioneer of land at a public auction to which regulation 5(3) applies must ensure that the following information is available for public inspection for a reasonable time before the auction starts and in any case not less than 30 minutes before the auction starts—
(a) the rules set out in Schedule 3;
(b) the information in Schedule 5;
(c) any other conditions applying to the auction.
Penalty: 5 penalty units.
Note
This requirement is in addition to the requirements set out in section 43 of the Sale of Land Act 1962.
(5) The auctioneer of land at a public auction to which regulation 5(4) applies must ensure that the following information is available for public inspection for a reasonable time before the auction starts and in any case not less than 30 minutes before the auction starts—
(a) the rules set out in Schedule 4;
(b) the information in Schedule 5;
(c) any other conditions applying to the auction.
Penalty: 5 penalty units.
Note
This requirement is in addition to the requirements set out in section 43 of the Sale of Land Act 1962.
(6) The auctioneer of land at a public auction must ensure that the rules set out in Schedule 1, 2, 3 or 4 that are made available at the auction are printed or typed—
(a) in plain text in a font of at least 20 point; and
(b) in a form that is easily legible; and
(c) in a manner that provides a clear contrast between the typeface of the rules and the background on which the rules are printed or typed.
Penalty: 5 penalty units.
7 Announcements by auctioneer before bidding starts
(1) Before accepting any bid at a public auction for the sale of land, the auctioneer of the land must audibly state—
(a) that the auction will be conducted in accordance with the rules and any additional conditions that were made available for inspection before the start of the auction; and
(b) that the auction rules prohibit an auctioneer from accepting bids or offers for a property after the property has been knocked down to the successful bidder; and
(c) that the auctioneer must indicate bidders on request; and
(d) that the law—
(i) prohibits false bids; and
(ii) prohibits major disruptions by bidders; and
(iii) prohibits bidders attempting to prevent others from bidding; and
(iv) provides for fines for this conduct.
Penalty: 10 penalty units.
(2) If the rules set out in Schedule 1 apply to a public auction of land and those rules permit the auctioneer to bid on behalf of the vendor, the auctioneer must, in addition to the requirements in subregulation (1), before accepting any bid audibly state—
(a) the words the auctioneer will use to indicate during the auction that the auctioneer is making a bid on behalf of the vendor; and
(b) that by law only the auctioneer can make a vendor bid.
Penalty: 10 penalty units.
(3) If the rules set out in Schedule 1 apply to a public auction of land and those rules do not permit the auctioneer to bid on behalf of the vendor, the auctioneer of the land must, in addition to the requirements in subregulation (1), before accepting any bid at the auction audibly state that the rules for the conduct of the auction do not permit the making of a bid on behalf of the vendor.
Penalty: 10 penalty units.
(4) If the rules set out in Schedule 2 apply to a public auction of land, the auctioneer must, in addition to the requirements set out in subregulation (1), before accepting any bid audibly state—
(a) that one of the vendors (or their representative) intends to make a bid to purchase the land; and
(b) that only the auctioneer can make a vendor bid on behalf of the vendor who is not bidding to purchase the land; and
(c) the words the auctioneer will use to indicate during the auction that the auctioneer is making a bid on behalf of the vendor who is not bidding to purchase the land.
Penalty: 10 penalty units.
(5) If the rules set out in Schedule 3 apply to a public auction of land, the auctioneer must, in addition to the requirements set out in subregulation (1), before accepting any bid audibly state—
(a) that one or more but not all of the vendors (or their representatives) intends to make a bid to purchase the land; and
(b) that only the auctioneer can make a vendor bid on behalf of a vendor who is not bidding to purchase the land; and
(c) the words the auctioneer will use to indicate during the auction that the auctioneer is making a bid on behalf of the vendor who is not bidding to purchase the land.
Penalty: 10 penalty units.
(6) If the rules set out in Schedule 4 apply to a public auction of land, the auctioneer must, in addition to the requirements set out in subregulation (1), before accepting any bid audibly state—
(a) that each of the vendors (or their representatives) intend to bid to purchase the land; and
(b) that no vendor bids will be made by the auctioneer.
Penalty: 10 penalty units.
8 Auctioneer must indicate bidders on request
If a person at a public auction for the sale of land asks the auctioneer to indicate the person who made a bid, the auctioneer must indicate the person who made the bid before taking another bid.
Penalty: 10 penalty units.
Schedule 1—General rules for the conduct of public auctions of land
Regulations 5(1), 6(1)(a), (2) and (6), and 7(2) and (3)
*1 No bids may be made on behalf of the vendor of the land.
OR
*1 The auctioneer may make one or more bids on behalf of the vendor of the land at any time during the auction.
[**One of these alternatives must be deleted.*]
2 The auctioneer may refuse any bid.
3 The auctioneer may determine the amount by which the bidding is to be advanced.
4 The auctioneer may withdraw the property from sale at any time.
5 The auctioneer may refer a bid to the vendor at any time before the conclusion of the auction.
6 In the event of a dispute concerning a bid, the auctioneer may re-submit the property for sale at the last undisputed bid or start the bidding again.
7 The auctioneer must not accept any bid or offer for a property that is made after the property has been knocked down to the successful bidder, unless the vendor or successful bidder at the auction refuses to sign the contract of sale following the auction.
8 If a reserve price has been set for the property and the property is passed in below that reserve price, the vendor will first negotiate with the highest bidder for the purchase of the property.
Schedule 2—Rules for the conduct of public auctions of land—One vendor intends to bid to purchase
Regulations 5(2), 6(3)(a) and (6) and 7(4)
1 The property at this auction is co-owned by 2 vendors.
One of the vendors intends to bid to purchase the property at this auction from their co-owner. That vendor may make bids personally, or through a representative, but not through the auctioneer.
Only the auctioneer can make a bid for the other vendor.
2 The auctioneer may refuse any bid.
3 The auctioneer may determine the amount by which the bidding is to be advanced.
4 The auctioneer may withdraw the property from sale at any time.
5 The auctioneer may refer a bid to the vendors at any time before the conclusion of the auction.
6 In the event of a dispute concerning a bid, the auctioneer may re-submit the property for sale at the last undisputed bid or start the bidding again.
7 The auctioneer must not accept any bid or offer for a property that is made after the property has been knocked down to the successful bidder, unless the vendor or successful bidder at the auction refuses to sign the contract of sale following the auction.
8 If a reserve price has been set for the property and the property is passed in below that reserve price, the vendor will first negotiate with the highest bidder for the purchase of the property.
Schedule 3—Rules for the conduct of public auctions of land—Some vendors intend to bid to purchase
Regulations 5(3), 6(4)(a) and (6) and 7(5)
1 The property at this auction is co-owned by more than 2 vendors.
One or more (but not all) of the vendors intend to bid to purchase the property at this auction. They may make bids themselves, or through a representative, but not through the auctioneer.
Only the auctioneer can make a bid for a vendor not bidding to purchase the property.
2 The auctioneer may refuse any bid.
3 The auctioneer may determine the amount by which the bidding is to be advanced.
4 The auctioneer may withdraw the property from sale at any time.
5 The auctioneer may refer a bid to the vendors at any time before the conclusion of the auction.
6 In the event of a dispute concerning a bid, the auctioneer may re-submit the property for sale at the last undisputed bid or start the bidding again.
7 The auctioneer must not accept any bid or offer for a property that is made after the property has been knocked down to the successful bidder, unless the vendor or successful bidder at the auction refuses to sign the contract of sale following the auction.
8 If a reserve price has been set for the property and the property is passed in below that reserve price, the vendor will first negotiate with the highest bidder for the purchase of the property.
Schedule 4—Rules for the conduct of public auctions of land—All vendors intend to bid to purchase
Regulations 5(4), 6(5)(a) and (6) and 7(6)
1 The property at this auction is co-owned by 2 or more vendors.
Each of the vendors intends to bid to purchase the property at this auction. They may make bids themselves, or through a representative, but not through the auctioneer.
The auctioneer cannot make a bid at this auction.
2 The auctioneer may refuse any bid.
3 The auctioneer may determine the amount by which the bidding is to be advanced.
4 The auctioneer may withdraw the property from sale at any time.
5 The auctioneer may refer a bid to the vendors at any time before the conclusion of the auction.
6 In the event of a dispute concerning a bid, the auctioneer may re-submit the property for sale at the last undisputed bid or start the bidding again.
7 The auctioneer must not accept any bid or offer for a property that is made after the property has been knocked down to the successful bidder, unless the vendor or successful bidder at the auction refuses to sign the contract of sale following the auction.
8 If a reserve price has been set for the property and the property is passed in below that reserve price, the vendor will first negotiate with the highest bidder for the purchase of the property.
Schedule 5—Information concerning the conduct of public auctions of land
Regulation 6(1)(b), (3)(b), (4)(b) and (5)(b)
Meaning of vendor
The vendor is the person who is selling the property that is being auctioned. There may be more than one vendor. Where there are 2 or more vendors, they are selling the property as co‑owners.
Bidding by co-owners
Where there are 2 or more vendors of the property, one or some or all of them may bid to purchase the property from their co-owners. The vendor or vendors intending to bid to purchase the property can make these bids themselves, or through a representative, but not through the auctioneer.
Vendor bids
The law of Victoria allows vendors to choose to have bids made for them by the auctioneer. If this is the case, it will be stated as the first rule applying to the auction. However, these bids cannot be made for a co-owner intending to bid to purchase the property from their co-owner or co-owners.
The auctioneer can only make a vendor bid if—
• the auctioneer declares before bidding starts that the auctioneer can make bids on behalf of a vendor, and states how these bids will be made; and
• the auctioneer states when making the bid that it is a bid for the vendors. The usual way for an auctioneer to indicate that the auctioneer is making a vendor bid is to say "vendor bid" in making the bid.
What rules and conditions apply to the auction?
Different rules apply to an auction depending upon whether there are any co-owners intending to bid to purchase the property from their co‑owners, and whether vendor bids can be made. The auctioneer must display the rules that apply at the auction.
It is possible that a vendor may choose to have additional conditions apply at the auction. This is only allowed if those additional conditions do not conflict with the rules that apply to the auction or any other legal requirement. The additional conditions are usually contained in the contract of sale.
Copies of the rules
The law requires that a copy of the rules and conditions that are to apply to a public auction of land be made available for public inspection a reasonable time before the auction starts and in any case not less than 30 minutes before the auction starts.
Questions
A person at a public auction of land may ask the auctioneer in good faith a reasonable number of questions about the property being sold, the contract of sale, the rules under which the auction is being conducted and the conduct of the auction.
Forbidden activities at auctions
The law forbids any of the following—
• any person bidding for a vendor other than—
• the auctioneer (who can only make bids for a vendor who does not intend to purchase the property from their co‑owner or co‑owners); or
• a representative of a vendor who is a co-owner of the property wishing to purchase the property from their co‑owner or co‑owners;
• the auctioneer taking any bid that the auctioneer knows was made on behalf of the vendor, unless it is made by a vendor (or their representative) who is a co-owner wishing to purchase the property;
• the auctioneer acknowledging a bid if no bid was made;
• any person asking another person to bid on behalf of the vendor, other than a vendor who is a co-owner engaging a representative to bid for them;
• any person falsely claiming or falsely acknowledging that they made a bid;
• an intending bidder (or a person acting on behalf of an intending bidder) harassing or interfering with other bidders at a public auction of land.
Substantial penalties apply to any person who does any of the things in this list.
Who made the bid?
At any time during a public auction of land, a person at the auction may ask the auctioneer to indicate who made a bid. Once such a request has been made, the auctioneer is obliged by law to comply with such a request before taking another bid.
It is an offence to disrupt an auction
The law forbids an intending bidder or a person acting on behalf of an intending bidder from doing any thing with the intention of preventing or causing a major disruption to, or causing the cancellation of, a public auction of land.
The cooling-off period does not apply to public auctions of land
If you purchase a property that has been offered for sale by public auction either at the auction or within 3 clear business days before or after the auction, there is no cooling-off period.
What law applies?
The information in this document is only intended as a brief summary of the law that applies to public auctions of land in Victoria. Most of the laws referred to in this document can be found in the Sale of Land Act 1962 or the Sale of Land (Public Auctions) Regulations 2024. Copies of those laws can be found at the following website: www.legislation.vic.gov.au.
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Endnotes
1 General information
See www.legislation.vic.gov.au for Victorian Bills, Acts and current Versions of legislation and up-to-date legislative information.
The Sale of Land (Public Auctions) Regulations 2024, S.R. No. 48/2024 were made on 18 June 2024 by the Governor in Council under section 48 of the Sale of Land Act 1962, No. 6975/1962 and came into operation on 23 June 2024: regulation 3.
The Sale of Land (Public Auctions) Regulations 2024 will sunset 10 years after the day of making on 18 June 2034 (see section 5 of the Subordinate Legislation Act 1994).
INTERPRETATION OF LEGISLATION ACT 1984 (ILA)
Style changes
Section 54A of the ILA authorises the making of the style changes set out in Schedule 1 to that Act.
References to ILA s. 39B
Sidenotes which cite ILA s. 39B refer to section 39B of the ILA which provides that where an undivided regulation, rule or clause of a Schedule is amended by the insertion of one or more subregulations, subrules or subclauses the original regulation, rule or clause becomes subregulation, subrule or subclause (1) and is amended by the insertion of the expression "(1)" at the beginning of the original regulation, rule or clause.
Interpretation
As from 1 January 2001, amendments to section 36 of the ILA have the following effects:
• Headings
All headings included in a Statutory Rule which is made on or after
1 January 2001 form part of that Statutory Rule. Any heading inserted in a Statutory Rule which was made before 1 January 2001, by a Statutory Rule made on or after 1 January 2001, forms part of that Statutory Rule.
This includes headings to Parts, Divisions or Subdivisions in a Schedule; Orders; Parts into which an Order is divided; clauses; regulations; rules; items; tables; columns; examples; diagrams; notes or forms.
See section 36(1A)(2A)(2B).
• Examples, diagrams or notes
All examples, diagrams or notes included in a Statutory Rule which is made on or after 1 January 2001 form part of that Statutory Rule. Any examples, diagrams or notes inserted in a Statutory Rule which was made before 1 January 2001, by a Statutory Rule made on or after 1 January 2001, form part of that Statutory Rule. See section 36(3A).
• Punctuation
All punctuation included in a Statutory Rule which is made on or after
1 January 2001 forms part of that Statutory Rule. Any punctuation inserted in a Statutory Rule which was made before 1 January 2001, by a Statutory Rule made on or after 1 January 2001, forms part of that Statutory Rule.
See section 36(3B).
• Provision numbers
All provision numbers included in a Statutory Rule form part of that Statutory Rule, whether inserted in the Statutory Rule before, on or after
1 January 2001. Provision numbers include regulation numbers, rule numbers, subregulation numbers, subrule numbers, paragraphs and subparagraphs. See section 36(3C).
• Location of "legislative items"
A "legislative item" is a penalty, an example or a note. As from 13 October 2004, a legislative item relating to a provision of a Statutory Rule is taken to be at the foot of that provision even if it is preceded or followed by another legislative item that relates to that provision. For example, if a penalty at the foot of a provision is followed by a note, both of these legislative items will be regarded as being at the foot of that provision. See section 36B.
• Other material
Any explanatory memorandum, table of provisions, endnotes, index and other material printed after the Endnotes does not form part of a Statutory Rule. See section 36(3)(3D)(3E).
2 Table of Amendments
There are no amendments made to the Sale of Land (Public Auctions) Regulations 2024 by statutory rules, subordinate instruments and Acts.
3 Explanatory details
Reg. 4: S.R. No. 73/2014.
——
Penalty Units
These Regulations provide for penalties by reference to penalty units within the meaning of section 110 of the Sentencing Act 1991. The amount of the penalty is to be calculated, in accordance with section 7 of the Monetary Units Act 2004, by multiplying the number of penalty units applicable by the value of a penalty unit.
The value of a penalty unit for the financial year commencing 1 July 2023 is $192.31 and for the financial year commencing 1 July 2024 is $197.59. The amount of the calculated penalty may be rounded to the nearest dollar.
The value of a penalty unit for future financial years is to be fixed by the Treasurer under section 5 of the Monetary Units Act 2004. The value of a penalty unit for a financial year must be published in the Government Gazette and a Victorian newspaper before 1 June in the preceding financial year. ↑