Form 2 seller disclosure statement in Queensland: a buyer's guide

For a long time Queensland was the state where buyers received the least formal disclosure before signing. That changed on 1 August 2025, when the Property Law Act 2023 commenced and introduced a mandatory seller disclosure scheme. Most sellers must now give buyers a seller disclosure statement, known as Form 2, together with prescribed certificates, before the buyer signs the contract.

This guide explains what Form 2 covers, what it does not, and what to check. It is general information, not legal advice.

The basic rule

The Queensland Government states that the scheme requires sellers to give buyers key information about a property before a contract of sale is signed, and the buyer may be able to terminate if the seller does not comply. The scheme applies to residential properties (houses, townhouses and units), commercial properties and vacant land.

The seller, or their agent if authorised, must give the completed disclosure statement and prescribed certificates to the buyer before the buyer signs, in person, by post, or by email or other electronic communication. For auctions, the documents must be given or made available before the fall of the hammer.

What Form 2 contains

According to the Queensland Government's summary, the statement is organised in parts:

Part 1: Seller and property details. The seller's name, property address and lot and plan details.

Part 2: Title details, encumbrances and tenancy. Title searches; encumbrances, including unregistered encumbrances such as informal leases or easements, and statutory encumbrances; and any residential tenancy or rooming accommodation agreement.

Part 3: Land use, planning and environment. The zoning of the lot; proposed transport infrastructure notices; any notice of intention to resume all or part of the property; whether the land is on the contaminated land or environmental management registers; tree applications or orders under the Neighbourhood Disputes (Dividing Fences and Trees) Act 2011; and whether the lot is affected by heritage listing.

Part 4: Buildings and structures. Whether there is a pool on the lot or, for a community titles scheme, on common property; and notices under the Queensland Building and Construction Commission Act 1991, Building Act 1975 and Planning Act 2016.

The form also has later parts dealing with rates and services and, for lots in a community titles or BUGTA scheme, body corporate matters. The Queensland Government guide to the scheme sets out the detail in sections 4.1 to 4.6.

The prescribed certificates

The Queensland Government lists prescribed certificates that may need to be given, including:

• title search and survey plan
• notices under environmental, building and planning legislation
• a tree application or order under the Neighbourhood Disputes Act
• a pool safety certificate, if applicable
• for a lot in a community titles scheme, the community management statement and a body corporate certificate
• for a lot in a BUGTA scheme, a body corporate certificate.

See body corporate certificate in Queensland for that part.

What Form 2 does not cover

This is the part buyers most often misunderstand. The Form 2 itself warns the buyer that it does not include information about:

• flooding or other natural hazard history
• structural soundness of the building or pest infestation
• current or historical use of the property
• current or past building or development approvals
• limits imposed by planning laws on the use of the land
• services that are or may be connected
• the presence of asbestos.

The form encourages buyers to make their own enquiries about these before signing, and warns that you may not be able to terminate if these matters are discovered after you sign. So a building and pest inspection, a flood search, and a check of council approvals are still your job.

When a buyer may be able to terminate

The Queensland Government states that, even if it was unintentional, the buyer may have a right to terminate at any time up to settlement if the seller:

• does not give the disclosure documents at all, or
• provides inaccurate or incomplete information.

For inaccurate or incomplete disclosure, the buyer must show that the issue was material, that they were unaware of it at the time of signing, and that they would not have signed had they known. If the failure is also a breach of another Act, the consequence in that other Act applies instead.

The form's warning is worth repeating: do not assume you can terminate after signing if you are not satisfied. Read it before you sign.

Exceptions

Some sales are exempt. Examples given by the Queensland Government include where the buyer is the State, a government body, a constructing authority or a listed corporation; where buyer and seller are related parties; where the price is over $10 million and the buyer waives disclosure; and where a local council is selling to recover unpaid rates.

What to check

1. Did you receive it before signing? And the certificates? Keep a copy and note the date.
2. Do the title details match the property, lot and plan you inspected?
3. Encumbrances: easements, covenants, leases, statutory encumbrances. Where do easements run? See easement on title.
4. Zoning, transport and resumption notices.
5. Contamination or environmental register listings.
6. Tree orders and heritage.
7. Pool and pool safety certificate.
8. Building notices under the QBCC, Building and Planning Acts.
9. Tenancy: are you buying with a tenant in place?
10. Body corporate documents, if a unit or townhouse.
11. The contract itself: special conditions, finance and building conditions, and the cooling-off period. Queensland's cooling-off period is set separately under the Property Occupations Act 2014. See cooling-off periods by state.

How SignSure helps

SignSure reads your Form 2, the prescribed certificates and the contract, checks each Part against what the form requires, and lists the matters Form 2 does not cover so you can follow them up. Each finding links to the page it came from. Planning map checks are currently available for some states; for Queensland, SignSure reports what the papers say and marks map checks as not available where they are not connected. It is not legal advice.

Get a free reading of your Form 2 and contract

Frequently asked questions

When did Form 2 start in Queensland?

The seller disclosure scheme under the Property Law Act 2023 started on 1 August 2025.

Do I need the Form 2 before I sign?

Yes. The seller or their authorised agent must give the disclosure statement and prescribed certificates to the buyer before the buyer signs the contract. At auction, before the fall of the hammer.

Does Form 2 tell me about flooding or defects?

No. The form states it does not include flooding or natural hazard history, structural soundness, pests, building approvals, planning limits on use, services, or asbestos. Make your own enquiries.

Can I terminate if the Form 2 is wrong?

Possibly, up to settlement, if disclosure was not given, or if inaccurate or incomplete information was material, you were unaware of it and you would not have signed. Get legal advice.

Does Form 2 apply to units?

Yes. For a lot in a community titles scheme, the seller must also give the community management statement and a body corporate certificate.

Sources

• Queensland Government, Seller disclosure scheme: https://www.qld.gov.au/housing/buying-owning-home/seller-disclosure-scheme
• Queensland Government, Seller disclosure statement (Form 2), Property Law Act 2023 s 99, effective 1 August 2025: https://www.publications.qld.gov.au/ckan-publications-attachments-prod/resources/7a1be178-d2d5-4744-9147-9699c04ee8d8/seller-disclosure-statement-form-2.pdf
• Queensland Government, Selling a body corporate property: https://www.qld.gov.au/housing/body-corporate/legislation-and-bccm/selling
• 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.