Body corporate certificate in Queensland: what buyers should check

If you are buying a unit, townhouse or other lot in a Queensland community titles scheme, you are also joining a body corporate. You will pay levies, follow by-laws, and share responsibility for the common property and the scheme's finances.

Since 1 August 2025, body corporate disclosure in Queensland has been part of the wider seller disclosure scheme under the Property Law Act 2023. Many buyers still search for the old "body corporate disclosure statement", which was replaced. This guide explains what you should now receive and what to look for. It is general information, not legal advice.

What you should receive before you sign

The Queensland Government states that the documents a seller of a body corporate property must give a buyer before they sign a contract of sale include:

• the body corporate certificate
• the seller disclosure statement (Form 2)
• the community management statement.

For lots in a scheme under the older Building Units and Group Titles Act 1980 (BUGTA), a body corporate certificate is required as a prescribed certificate.

The approved form for the certificate in most schemes is BCCM Form 33. A body corporate manager's software may produce a certificate that looks different; the Queensland Government notes that substantial compliance with the approved form is enough.

For the rest of Form 2, see Form 2 seller disclosure statement in Queensland.

What the body corporate certificate tells you

According to the Queensland Government, the certificate gives a buyer information about both the lot and the body corporate.

About the lot, it includes:

• levies that are due
• a register of any improvements a buyer will become responsible for (for example, an owner-installed air conditioner or courtyard pergola on common property).

About the body corporate, it includes:

• the regulation module that applies to the scheme
• the by-laws that apply
• any contractual arrangements the body corporate may have, such as caretaking or letting agreements and service contracts.

The approved form also covers the financial position of the scheme, including fund balances and insurance. Read every page, not just the levy summary.

The community management statement

The community management statement (CMS) is the scheme's constitution. It records the lot entitlements, which set how levies are shared, the regulation module, the by-laws, and any exclusive use areas. Check it for:

• Lot entitlements. Two units of similar size can pay very different levies.
• Exclusive use. Is your car space, courtyard or storage cage exclusive use common property rather than part of your lot? Confirm it is recorded.
• By-laws. Pets, renovations, short-term letting, smoking, parking.

Dates matter

The Queensland Government is clear that the information on the certificate is only accurate on the day it is issued. The issue date is on the first page. A buyer or seller can request a certificate at any time to get current information.

Other timing points from the Queensland Government:

• the body corporate must provide the certificate within 5 days of a written request, or within 24 hours for an additional fee if it is able
• the seller can give one certificate to multiple buyers, and request an updated one at a reduced fee within 3 months of the original request.

Practical point: if the certificate is more than a few weeks old, ask whether anything has changed, especially levies or special contributions approved at a recent general meeting.

What to look for

1. Levies due and arrears. Are levies for this lot paid up? Arrears should be dealt with at settlement, but confirm how the contract allocates them.
2. Special contributions. Has the body corporate raised or proposed a special levy? When is it payable, and who pays under the contract?
3. Sinking fund. Is the balance adequate for the age of the building and planned works? A low fund in an older building is a common sign of future special levies.
4. Insurance. Building and public liability cover, sum insured and excess.
5. Improvements register. Will you inherit responsibility for something an owner installed on common property?
6. Contracts. Long caretaking or letting agreements and their terms. Embedded network arrangements for electricity or other services.
7. By-laws and module. Do they fit how you plan to live in or rent out the lot?
8. Disputes and records. The certificate is a snapshot. Minutes and records give the story behind it.

Looking deeper: body corporate records

The Queensland Government notes that, to get up-to-date financial information before settlement, you can ask the body corporate for a new certificate or for access to or copies of the body corporate records. Fees apply. Many buyers engage a body corporate search provider to review minutes, financial statements, sinking fund forecasts, defect reports and correspondence.

When no certificate is provided

There are limited situations where a seller does not have to provide a certificate, for example where the body corporate states in writing that it does not have the records to prepare one, or where no committee or manager is in place after the first AGM. In those cases the body corporate must provide a statement giving the reason, which the seller can pass to the buyer. If this happens, ask for whatever financial information and records exist before you sign.

What it does not tell you

The certificate and CMS do not tell you about the physical condition of the building. Form 2 itself warns that it does not cover structural soundness, pests, flood history or asbestos. A building inspection, and for older buildings a review of defect and maintenance reports, is still needed.

How SignSure helps

SignSure reads your Form 2, body corporate certificate and community management statement together, extracts levies, arrears, fund balances, insurance, contracts and by-laws, and flags the certificate date. It lists what the papers leave out. Each finding links to its page. It is not a body corporate search and not legal advice.

Upload your Form 2 and body corporate papers for a free reading

Related: Strata report in NSW · Owners corporation certificate (VIC)

Frequently asked questions

Is there still a body corporate disclosure statement in Queensland?

From 1 August 2025, body corporate disclosure forms part of the seller disclosure scheme. The seller must give the body corporate certificate, Form 2 seller disclosure statement and community management statement before the buyer signs.

What is on a Queensland body corporate certificate?

Levies due for the lot, a register of improvements the buyer will become responsible for, the regulation module, the by-laws and any contractual arrangements of the body corporate, along with financial information in the approved form.

How long is a body corporate certificate valid?

The Queensland Government states the information is only accurate on the day the certificate is issued. A new certificate can be requested at any time.

How quickly must the body corporate issue the certificate?

Within 5 days of a written request, or within 24 hours for an extra fee if the body corporate is able.

Do I still need a body corporate search?

The certificate is a snapshot. A search of minutes, financial statements and correspondence can reveal disputes, defects and planned levies. Many buyers use one.

Sources

• Queensland Government, Selling a body corporate property: https://www.qld.gov.au/housing/body-corporate/legislation-and-bccm/selling
• Queensland Government, Seller disclosure scheme: https://www.qld.gov.au/housing/buying-owning-home/seller-disclosure-scheme
• Property Law Act 2023 (Qld): https://www.legislation.qld.gov.au/view/whole/html/inforce/current/act-2023-027

General information only, not legal advice. Last reviewed 18 October 2026.