Queensland’s New Property Laws Made Simple: Seller Disclosure Guide

Since 1 August 2025, most sellers of property in Queensland, including homes, commercial property and vacant land, must give prospective buyers a Form 2 Seller Disclosure Statement and a bundle of key documents before the buyer signs the contract.

If the seller doesn't give the disclosure statement and required documents before the buyer signs, the buyer may be able to end the contract at any time before settlement.

These rules sit under the Property Law Act 2023, which replaced legislation that had been in place for more than 50 years. The goal is to make property sales in Queensland:

Whether you’re buying your first home, investing or selling to upgrade, these rules affect you.

And if you are thinking about buying, our dedicated Brisbane mortgage brokers can help.

The disclosure rules are designed to give you more clarity, less stress and fewer nasty surprises.

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.

Speed up your due diligence.

Getting the documents early, including notices about unapproved building work, QBCC notices or easements, lets you spot red flags before auction day.

You’re both buyer and seller, so this applies double.

Make sure your own Form 2 and supporting documents are complete, and check the documents you receive on your next purchase carefully.

Even a missing pool safety certificate can derail a simultaneous settlement.

The disclosure rules apply to most property sales in Queensland, but there are some exceptions.

If you’re selling any of the following, you’ll need to provide a completed Form 2 and supporting documents:

Some sales don’t need Form 2 disclosure. The Queensland Government gives these examples:

If you’re selling property in Queensland, you must hand over a full disclosure pack that includes:

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.

These certificates and searches must be up-to-date at the time of disclosure:

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.

Under the disclosure rules, timing is everything. If the disclosure isn’t delivered before the contract is signed, the buyer may be able to end the contract at any time up to settlement.

Here’s when the Form 2 and supporting documents must be handed over:

Buyers can terminate the deal if:

Whether you’re listing your property or making an offer, these checklists will help you stay compliant, avoid delays, and protect your interests.

✔️ Order your searches early

Allow 30 to 45 days to receive council searches, titles and certificates. Some expire quickly, so don’t let them go 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.

✔️ Confirm you’ve received Form 2 + attachments

You should get the complete pack, including the title search, pool safety certificate 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 end the contract before settlement. Talk to your solicitor straight away.

✔️ Still unsure? Ask for help

Not sure what the documents mean? Your solicitor or conveyancer can explain them, and we can talk through anything that affects your loan.

Yes.

If the property is in Queensland, the seller must follow the disclosure rules, wherever the buyer lives.

Usually, yes. The scheme covers commercial property and vacant land as well as homes, unless an exemption applies. Check the Queensland Government guide for your sale.

No.

If you’re selling a unit or townhouse, Form 2 is required in addition to:

Buyers can terminate the contract if:

Queensland’s seller disclosure rules give buyers more information before they sign, but they also raise the stakes.

If you’re a buyer, you’ll 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 disclosure rules, explain what matters (and what doesn’t) and help you move forward with confidence.

Whether you’re buying, selling or just weighing up your options, we’ll help you understand what the disclosure rules mean for you.

Call us on 1300 088 065 or Get a Free Assessment to get started.