How long is the cooling-off period in NSW?

The cooling-off period for a residential property purchase in NSW is 5 business days after exchange of contracts. Business days exclude weekends and public holidays. The period ends at 5:00pm on the fifth business day unless the parties have agreed otherwise.

What is the penalty for withdrawing during the cooling-off period in NSW?

If you withdraw during the cooling-off period, you forfeit 0.25% of the purchase price to the vendor. The rest of your deposit is returned to you. For a $1,000,000 purchase, the penalty would be $2,500.

Is there a cooling-off period when buying at auction in NSW?

No. There is no cooling-off period for properties purchased at auction in NSW. When you are the successful bidder, you are immediately and unconditionally committed to buy. All due diligence should be completed before the auction.

What is a 66W certificate in NSW?

A 66W certificate is a document signed by the buyer's solicitor or licensed conveyancer that waives the buyer's right to the cooling-off period under section 66W of the Conveyancing Act 1919 (NSW). Providing a 66W certificate at exchange means the buyer is immediately unconditionally committed, with no right to withdraw. Only do this on legal advice after completing all due diligence.

Cooling-off period in NSW: how the 5 business days work

In NSW, most residential property buyers have a 5 business day cooling-off period after exchanging contracts. This gives you a window to reconsider without losing your full deposit. But it does not apply in every situation, and using it has a cost.

What the cooling-off period is

The cooling-off period is a statutory right that gives a residential property buyer in NSW a short window after exchanging contracts to withdraw from the purchase, forfeit a small penalty, and recover the rest of their deposit. It is designed to protect buyers who may have acted hastily or who later discover a problem during their due diligence.

The right to a cooling-off period in NSW is set out in the Conveyancing Act 1919 (NSW), specifically in Division 10 of Part 4 (sections 66Q to 66V).

It is important to understand what the cooling-off period is not: it is not a guarantee that you will get your deposit back in full, it is not a right to renegotiate the price, and it is not a substitute for proper due diligence before exchange.

How long the cooling-off period lasts

The statutory cooling-off period for a residential property purchase in NSW is 5 business days after the date of exchange. "Business days" excludes Saturdays, Sundays, and public holidays.

This means if you exchange on a Monday, your cooling-off period runs until the end of business on the following Monday (assuming no public holidays in between). If you exchange on a Thursday, the 5 business days do not include Saturday and Sunday, so the period ends at the close of business on the following Thursday.

The 0.25% penalty if you withdraw

If you withdraw from the contract during the cooling-off period, you forfeit 0.25% of the purchase price to the vendor. The vendor is entitled to keep this amount; the rest of your deposit is returned to you.

For example: if you paid a 10% deposit on a $1,000,000 purchase ($100,000) and withdraw during the cooling-off period, the vendor keeps $2,500 (0.25% of $1,000,000). You receive the remaining $97,500 back.

To exercise your right to withdraw, you (through your conveyancer or solicitor) must provide written notice of rescission to the vendor or their agent before the cooling-off period expires. Simply not responding is not sufficient; you must formally notify the other party.

When the cooling-off period starts and ends

The cooling-off period starts at the time of exchange (when the signed contracts are exchanged by both parties). It ends at 5:00pm on the fifth business day after the date of exchange, unless the parties have agreed to a different end time in the contract.

Notice of withdrawal must be served before the cooling-off period expires. If notice is not served in time, the cooling-off right is lost and you are committed to proceed with the purchase on the agreed terms.

When there is no cooling-off period

The cooling-off period does not apply in the following situations:

Properties purchased at auction: there is no cooling-off period for a property bought at auction in NSW. When the hammer falls, you are immediately and unconditionally committed. There is no right to withdraw after a successful auction bid.
Contracts exchanged on the day of auction: if a contract is exchanged on the auction day (even without an auction taking place), no cooling-off period applies.
Where the buyer provides a 66W certificate: a buyer can waive their cooling-off rights by having their solicitor or conveyancer provide a certificate under section 66W of the Conveyancing Act 1919. See the next section.
Option agreements where the option is exercised: in some transactions structured as option agreements, the cooling-off period does not apply when the option is exercised.

Buyers at auction: Because there is no cooling-off period at auction, your due diligence must be completed before the auction date. Have your conveyancer or solicitor review the contract, obtain any searches, and advise you on any issues before you bid. You cannot exit without legal consequence once you are the successful bidder.

Waiving the cooling-off period: the 66W certificate

A buyer can voluntarily waive their cooling-off rights by providing a certificate under section 66W of the Conveyancing Act 1919 (NSW), commonly called a "66W certificate." This certificate must be signed by the buyer's solicitor or licensed conveyancer (not the buyer themselves) and provided to the vendor at or before exchange.

Buyers may waive the cooling-off period for several reasons:

To compete more strongly on private treaty: some vendors or their agents prefer not to have the uncertainty of a cooling-off period. Offering a 66W certificate can make your offer more attractive than a competing offer with a cooling-off period.
When due diligence is complete: if your conveyancer has reviewed the contract, searches are clear, and finance is unconditionally approved, there may be little practical value in retaining the cooling-off right.

Important: waiving the cooling-off period removes your right to withdraw without full legal consequences. Only do this on your solicitor's advice after thorough due diligence is complete and you are certain you want to proceed.

For a full explanation of the risks, what to check before agreeing, and how the 66W process works in practice, see the dedicated guide: Section 66W certificate NSW: what it is and when you need it.

Extending or changing the cooling-off period

The parties to a contract can agree in writing to vary the cooling-off period. This includes:

Extending it: the parties can agree to a longer cooling-off period if the buyer needs more time (for example, to finalise finance approval or conduct additional inspections).
Shortening it: the parties can agree to a shorter period if both are ready to proceed and the vendor prefers less uncertainty.

Any variation must be agreed in writing and reflected in the contract. Your conveyancer or solicitor will manage this as part of the pre-exchange negotiation.

Does the vendor have cooling-off rights?

No. The cooling-off period is a right that belongs to the buyer only. The vendor has no right to withdraw from a contract during the cooling-off period. Once contracts are exchanged, the vendor is legally committed to complete the sale unless the contract provides otherwise or both parties agree to rescind.

Your situation: which cooling-off rules apply?

The cooling-off period works differently depending on how you bought the property and what has already happened. Here are six common situations and what each means for your rights.

Cooling-off period NSW: six scenarios and your rights
Your situation	Cooling-off period?	Cost to withdraw	What you need to do
Private treaty buyer -- within 5 business days of exchange	Yes -- you are inside the cooling-off period	0.25% of the purchase price (e.g. $2,500 on a $1,000,000 purchase). The rest of your deposit is returned.	Your conveyancer serves written notice of rescission on the vendor before 5:00pm on the fifth business day after exchange. Do not simply stop responding -- formal written notice is required.
Private treaty buyer -- more than 5 business days after exchange	No -- the cooling-off period has expired	You are unconditionally committed. Withdrawing now is a breach of contract and the vendor can sue for damages (typically the difference between the contract price and the resale price, plus costs).	If you need to exit the contract after the cooling-off period, speak to your conveyancer or solicitor immediately about your options. Options may include a mutual rescission if the vendor agrees, or relying on a contract condition (such as a finance clause) if one exists and has not expired.
Buyer who signed a 66W certificate at exchange	No -- you waived your cooling-off rights at exchange	You are unconditionally committed from the moment of exchange. There is no penalty withdrawal option.	The 66W certificate removes all cooling-off rights. If you need to exit the contract, the same options as above apply: mutual rescission or an available contractual condition. Only sign a 66W on explicit advice from your conveyancer after all due diligence is complete.
Buyer at auction	No -- auctions have no cooling-off period in NSW	Unconditionally committed from the fall of the hammer. Withdrawing is a breach of contract.	All due diligence (contract review, building inspection, finance pre-approval) must be completed before the auction date. You cannot exit after a successful bid. See: Buying at auction in NSW.
Off-the-plan buyer	Yes -- but it is 10 business days, not 5	0.25% of the purchase price if you withdraw within the 10-day period. The same 0.25% penalty applies as for private treaty.	Off-the-plan contracts carry a 10 business day cooling-off period under the Conveyancing Amendment (Vendor Disclosure) Act 2019. Your conveyancer will confirm the exact expiry time. The same notice requirement (written, before 5:00pm on day 10) applies.
Seller (vendor)	No -- cooling-off rights belong to buyers only	Once contracts are exchanged, the vendor is legally committed. The vendor has no right to withdraw during the cooling-off period.	If you are a vendor and need to exit the contract after exchange, this is a serious legal issue. Seek advice from your solicitor immediately. Vendor default typically entitles the buyer to damages or specific performance (a court order to complete the sale).

This table is a general guide only. Your exact rights depend on the specific contract terms. Source: Conveyancing Act 1919 (NSW), ss 66Q-66V; Conveyancing Amendment (Vendor Disclosure) Act 2019 (NSW). Seek advice from a licensed conveyancer or solicitor about your specific situation.

Practical tips for buyers

Do not treat the cooling-off period as your due diligence window. Arrange your building and pest inspection, pest report, and preliminary contract review with your conveyancer before exchange if at all possible. The cooling-off period should be a safety valve, not the first time you read the contract.
Know the cooling-off end date and time. Your conveyancer will track this for you, but you should also note it yourself. If you want to withdraw, notice must be served before 5:00pm on the last business day.
Get finance formally approved before exchange if you can. Exchanging with a finance clause (subject to finance) provides a contractual right to exit if finance is declined, but the terms and timing of that clause must be carefully drafted. Your conveyancer will advise on this.
Understand what you are waiving if you provide a 66W certificate. Only waive the cooling-off period on your solicitor's express advice after all due diligence is done.

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Conveyancing Explained provides general information about property transactions in Australia. It is not legal advice and does not create a client relationship. For advice on your situation, engage a licensed conveyancer, settlement agent, or property solicitor in your state or territory.