Updated 24 July 2025
Quick Summary
From 1 August 2025, all sellers of residential property in Queensland must give prospective buyers a Form 2 Seller Disclosure Statement and a bundle of key documents before any contract is signed.
Miss even one required document, and the buyer can walk away—no questions asked.
These new rules fall under the Property Law Act 2023, replacing legislation that’s been in place for more than 50 years. The goal is to make property sales in Queensland:
More transparent
Safer for buyers and sellers alike
Aligned with “contract-ready” systems used in NSW and VIC
Whether you’re buying your first home, investing in property, or selling to upgrade or refinance—these changes affect you.
And if you are thinking about buying, our dedicated Brisbane mortgage brokers can help.
Why the change matters to you
These new disclosure rules are designed to give you more clarity, less stress—and fewer nasty surprises.
👶 First-Home Buyers
No more last-minute scramble for search results or hidden costs.
You’ll receive a full disclosure pack before signing, so you can focus on comparing homes and planning your finances with confidence.
💼 Property Investors
Speed up your due diligence.
Early access to crucial documents—like unapproved building work, QBCC notices or easements—lets you spot red flags before auction day.
🏡 Upgraders & Downsizers
You’re both buyer and seller, so this applies double.
Make sure your own Form 2 and supporting docs are complete—and carefully review the documents you receive on your next purchase.
Even a missing pool safety certificate can derail a simultaneous settlement.
Which Property Sales Are Affected?
The new disclosure rules apply to most residential property sales in Queensland—but there are some exceptions.
✅ Transactions That Are Covered
If you’re selling any of the following, you’ll need to provide a completed Form 2 and supporting documents:
🏠 Houses, townhouses, apartments, and vacant residential land
🧱 Off-the-plan lots (once the plan is registered)
🏢 Mixed-use or commercial properties with a residential component
🚫 Exemptions
The following types of sales don’t require Form 2 disclosure:
💰 High-value contracts worth $10 million or more (if the buyer waives disclosure)
🏛️ Sales to the Queensland Government, statutory bodies, or related entities
⚖️ Court-ordered sales, deceased estates, or mortgagee-in-possession sales
What Sellers Must Provide Before a Contract Is Signed
If you’re selling a residential property in Queensland after 1 August 2025, you must hand over a full disclosure pack that includes:
📝 1. Form 2 Seller Disclosure Statement
A standard 5-page PDF form approved by the QLD Government.
It covers basic property details, legal ownership, and any known issues that might affect the buyer.
📎 2. Mandatory Supporting Documents
These certificates and searches must be up-to-date at the time of disclosure:
Current title search and survey plan
Council notices or warnings (under Building, Planning or Environmental laws)
Heritage listing notices
Resumption notices (e.g. future road or infrastructure plans)
Pool safety certificate – or a formal notice stating one hasn’t been issued
For units or townhouses:
Body Corporate certificate (Section 205)
Copy of the Community Management Statement (CMS)
Tip for Sellers: Start ordering your searches 30 to 45 days before listing. Some certificates expire quickly and can hold up your sale if not current.
When You Need to Give (or Receive) the Disclosure Documents
Under the new laws, timing is everything. If the disclosure isn’t delivered before the contract is signed, the buyer can cancel—sometimes even right up to settlement.
Here’s when the Form 2 and supporting documents must be handed over:
🏡 Private Treaty Sales
When: Before either party signs the contract
How: By email or hard copy—just make sure you can prove the buyer received it
🔨 Auction Sales
When: Before bidding begins
How: Make it available at open homes or via a QR code or link
🧱 Off-the-Plan Sales
When: Before the buyer signs the conditional contract
Buyers can terminate the deal if:
- Disclosure is missing, misleading, or out-of-date
- They act within 14 days of receiving the documents
- Or up to settlement day if a vital certificate was never given
Practical Checklists for Sellers and Buyers
Whether you’re listing your property or making an offer, these checklists will help you stay compliant, avoid delays, and protect your interests.
🧾 For Sellers: What to Do Before You List
✔️ Order your searches early
Allow 30–45 days to receive council searches, titles, and certificates. Some expire quickly—don’t risk them going out of date during your campaign.
✔️ Download and complete the Form 2
Fill out every section, even if it’s just “N/A”. Incomplete forms can invalidate the disclosure.
✔️ Get your solicitor to double-check
Make sure all required documents are included and accurate. Mistakes can give the buyer the right to terminate.
✔️ Send the full disclosure pack to your agent
It should be available online and at every open home. Use QR codes to make access easy.
✔️ Keep proof that you gave it to the buyer
Whether via email or printed copy, make sure you can prove the buyer received the Form 2 before they signed.
🔍 For Buyers & Investors: What to Check Before Signing
✔️ Confirm you’ve received Form 2 + attachments
You should get the complete pack—including title search, pool safety cert, and any council notices—before signing anything.
✔️ Review all notices carefully
Cross-check the disclosure against your building and pest report. Look for red flags like unapproved works or upcoming zoning changes.
✔️ Know your rights
If something’s missing or incorrect, you may be able to walk away—but you must act fast, usually within 14 days.
✔️ Still unsure? Ask for help
Not sure how to interpret the documents? We’re happy to review them with you—free of charge.
Absolutely! Here’s the FAQ section with the emojis removed, keeping the tone professional and clear:
Frequently Asked Questions
Does this apply to interstate buyers?
Yes.
If the property is located in Queensland, the seller must comply with the new disclosure laws—regardless of where the buyer lives.
What about rural land or commercial property?
It depends.
Purely non-residential or rural properties aren’t covered by the mandatory scheme.
But if the property includes a residence—such as a caretaker’s home—the rules may apply.
Some sellers may also choose to disclose voluntarily to avoid contract disputes or buyer hesitation.
Does Form 2 replace the usual strata documents for units?
No.
If you’re selling a unit or townhouse, Form 2 is required in addition to:
A current body corporate certificate (Section 205), and
A copy of the Community Management Statement (CMS)
What happens if a document is missing or incorrect?
Buyers can terminate the contract if:
The disclosure is incomplete, misleading, or out-of-date
They act within 14 days of receiving the documents
Or, in some cases, up until settlement if a key certificate (like a pool safety notice) was never provided
What to Do Next (Before 1 August Hits)
Queensland’s new disclosure laws are a big win for transparency—but they also raise the stakes.
If you’re a buyer, you’ll now receive more information up front—but you need to know how to read it, spot risks, and act quickly if something’s missing.
If you’re a seller, a small paperwork mistake could cost you the sale. Getting everything in order early is key to avoiding delays and legal headaches.
That’s where we come in.
At Hunter Galloway, our brokers go beyond the loan—we’ll guide you through the new rules, explain what matters (and what doesn’t), and help you move forward with confidence.
Book a Free 15-Minute Strategy Call
Whether you’re buying, selling, or just weighing up your options, we’ll help you understand what the changes mean for you.
Call us on 1300 088 065 or Get a Free Assessment to get started.
Further reading:
- Queensland Government’s Official Guide to Seller Disclosure
- Queensland Legislation – Property Law Act 2023
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