The rule, in one paragraph

Before signing. Not before settlement, and not on request.

Under the Property Law Act 2023, which commenced on 1 August 2025, a seller of freehold land in Queensland must give the buyer a disclosure statement in the approved form, together with the certificates prescribed for it, before the buyer signs the contract.

The obligation sits with the seller, not the agent, although the agent usually hands it over. There are limited exceptions, including some contracts between related parties and certain sales to sophisticated buyers, and they are narrower than people assume. The safest working rule is that every residential sale needs a complete pack in the buyer's hands before a pen touches the contract.

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What goes in the pack

A Form 2, and the certificates the property calls for.

The disclosure statement itself is a prescribed form that identifies the property and answers set questions about the title, encumbrances, planning, notices and known issues. Attached to it are the certificates the regime requires, which for a standard house usually means a current title search and the registered plan.

Where the lot is in a community titles scheme, a body corporate certificate is required, and that is the item that most often sets the timeline. Depending on the property you may also need a pool safety certificate, notices affecting the land, or information about unregistered encumbrances and statutory charges. What the pack is not is a general confession about the condition of the house. Buyers are still expected to inspect.

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What happens if it is wrong

The remedy sits with the buyer, and it lasts until settlement.

If the disclosure statement was not given before signing, or was given but was incomplete or inaccurate in a material way and the buyer would not have entered the contract had they known, the buyer may terminate at any time before settlement.

That is a long window, and it is the reason the regime has changed seller behaviour so quickly. The right falls away once settlement occurs, and separate consequences can arise under other law for misleading conduct. For a seller, the practical exposure is not usually a court case. It is a buyer who finds a better property in week six and now has a lawful way out.

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Looking for a different property service?

Property matters rarely arrive one at a time. A sale funds a purchase, a lease sits under a business, an estate has a house in it. The pages below cover the rest of what we do, and if you are not sure where yours fits, call 0483 980 001 and we will point you the right way.

Buying a property

Selling a property

Conveyancing

Body corporate

Leasing a property

Family law

Commercial law

Wills and estates

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QUESTIONS

Frequently asked questions

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When did the seller disclosure regime start?

It commenced on 1 August 2025 under the Property Law Act 2023, and it applies to contracts entered into from that date. Contracts signed before it continue under the previous law.

Who has to give the disclosure statement?

The seller. In practice the agent usually hands the pack to buyers, but the legal obligation and the consequences of getting it wrong sit with the seller, which is why it is worth having it prepared properly rather than assembled from a template.

What if the buyer signs without receiving it?

The buyer may terminate the contract at any time before settlement. That right exists regardless of how far the transaction has progressed, so a sale can collapse well after the conditions have been satisfied.

Does it apply to units and townhouses?

Yes, and there is more to assemble. A lot in a community titles scheme requires a body corporate certificate in addition to the usual items, and obtaining it can take longer than the rest of the pack, so start early.

Does it apply to selling at auction?

Yes. The disclosure has to be given before the buyer signs, and at auction that means before the contract is signed on the fall of the hammer. Auction campaigns need the pack ready and available to every registered bidder well before the day.

How much does it cost to have you prepare it?

We quote the professional fee in writing before we start, and the searches and certificates are itemised separately because they are third party costs that vary with the property. If we are already acting on your sale, the disclosure work is priced as part of that file rather than as an extra.

Can I prepare it myself?

There is nothing stopping you, and the form is publicly available. The risk is that the consequence of an incomplete or materially inaccurate statement is a termination right that runs until settlement, and the items most often missed are the ones a lay seller would not think to look for. It is a small piece of work with a large tail.

We are agents. Can you handle this for our listings?

Yes. We work with agencies across Ipswich, Springfield and Brisbane to prepare disclosure packs on listing so the compliance sits with us rather than your sales team. Call the office and ask for the property team.

Seller disclosure statements for Queensland property

The rule, in one paragraph

What goes in the pack

What happens if it is wrong

Looking for a different property service?

Buying a property

Selling a property

Conveyancing

Body corporate

Leasing a property

Family law

Commercial law

Wills and estates

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Prepared once, properly, before the property is listed

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