If you are selling a lot in a Queensland community title scheme, one document needs to be 100 percent accurate. The BCCM Form 33 became mandatory from 1 August 2025 under the Property Law Act 2023 (Qld). It is a required part of the seller disclosure package.
If it is missing, delivered late, or contains materially inaccurate information, the buyer can cancel the contract even on the day of settlement. This guide explains what the form is, why it matters, and how to complete it properly so your sale is protected.
Why This Change Matters
From 1 August 2025, sellers in community title schemes must provide a current and accurate BCCM Form 33 before the buyer signs the contract.
The Queensland Government introduced this change to strengthen buyer protections and ensure full transparency about the financial position of a property. If the form is incomplete or late, the buyer can cancel the deal at any point before settlement.
Example: You are selling an apartment in Brisbane. You forget to include the insurance schedule with the Form 33. A week before settlement, the buyer’s solicitor identifies the omission and cancels the contract. You lose time and must find another buyer.
What is a BCCM Form 33?
The BCCM Form 33 is an official body corporate certificate issued under the Body Corporate and Community Management Act. It applies to most community title scheme lots. Two-lot schemes use Form 34 instead and BUGTA Scheme units use Form 18s.
It contains:
Current body corporate levies;
Balances of the administrative and sinking funds;
Insurance details for the scheme;
Any unpaid amounts owed to the body corporate; and
Other relevant financial or operational information.
It provides buyers with a complete picture of the property’s financial position before they commit to purchase.
Step-by-Step: Completing the BCCM Form 33
1. Get the Form
Request it from your body corporate manager or download it from the Queensland Government website. SearchX can also request it directly for you.
2. Fill in Core Details
Enter the lot number, plan number, owner’s name, and property address exactly as they appear on the title. Even one incorrect digit can lead to a rejection and delay the sale.
3. Add Financial Information
Include:
Any unpaid levies
Balances of the administrative and sinking funds
Insurance policy details
Figures must be correct as of the date on the certificate. If they change before settlement, an updated form may be required.
4. Attach Required Documents
Under the Seller Disclosure Regulation 2024, you must attach prescribed documents such as the current insurance schedule and body corporate budget. SearchX can alert you if any are missing.
6. Deliver Before the Contract is Signed
The buyer must receive the completed Form 33 as part of the disclosure package before signing the contract. Late delivery is a breach of the law and gives the buyer the right to terminate.
How SearchX Helps You Stay Compliant
With SearchX, sellers, agents, and legal professionals can:
Track every required disclosure document in real time;
Receive alerts for missing attachments (coming soon);
Identify mismatches between property details and title records; and
Export a fully compliant disclosure package in one click.
Example: SearchX flags a missing insurance schedule before you send the disclosure pack. You fix it immediately and avoid the risk of termination.
Common Mistakes to Avoid
Using an outdated certificate;
Leaving out levy or insurance details;
Forgetting required attachments; and
Delivering the form after the contract is signed
Any of these errors can jeopardise your sale.
What's the big difference between a Form 2 and Form 33?
Form 33 forms part of the mandatory seller disclosure dataset under the Property Law Act 2023. While Form 2 establishes the disclosure framework, Form 33 provides a body corporate-specific financial snapshot.
Key cross-over touchpoints
Insurance schedules must align across both disclosures
Levy data must match financial representations used in marketing
Unpaid amounts must be disclosed consistently
Practical outcome
Providing Form 33 early at the listing stage ensures zero conflict between marketing narratives, contract terms and disclosure data.
SearchX assists agents and sellers by centralising the document collection process so that all body corporate disclosure components are consistent and audit ready.
Why Correct and Accurate BCCM Form 33's are Critical
From 1 August 2025, Queensland’s Property Law Act 2023 (Qld) requires sellers in community title schemes to provide a correct and current BCCM Form 33 before the buyer signs the contract. If the figure data is incorrect or required attachments are missing, the buyer may terminate the contract up to settlement.
What this form proves
Confirmed fund balances (admin + sinking)
Confirmed levy information
Confirmed insurance financial coverage
Why this matters
Ensuring Form 33 data is accurate prevents a scenario where a buyer terminates late purely due to disclosure defects rather than property condition or finance issues.
SearchX prepares a verified property disclosure pack where body corporate financials and documents can be tracked in real time to avoid missing attachments.
Conclusion: Form 33, Disclosure Timing and Contract Protection in Queensland
Compliance comes down to accuracy and timing. If either is wrong, you risk losing the sale. Using SearchX ensures every step, from requesting the form to delivering it to the buyer, is managed in one platform. This gives you confidence that your disclosure obligations are met without last-minute issues.
If you are selling a lot in a Queensland community title scheme, one document needs to be 100 percent accurate. The BCCM Form 33 became mandatory from 1 August 2025 under the Property Law Act 2023 (Qld). It is a required part of the seller disclosure package.
If it is missing, delivered late, or contains materially inaccurate information, the buyer can cancel the contract even on the day of settlement. This guide explains what the form is, why it matters, and how to complete it properly so your sale is protected.
Why This Change Matters
From 1 August 2025, sellers in community title schemes must provide a current and accurate BCCM Form 33 before the buyer signs the contract.
The Queensland Government introduced this change to strengthen buyer protections and ensure full transparency about the financial position of a property. If the form is incomplete or late, the buyer can cancel the deal at any point before settlement.
Example: You are selling an apartment in Brisbane. You forget to include the insurance schedule with the Form 33. A week before settlement, the buyer’s solicitor identifies the omission and cancels the contract. You lose time and must find another buyer.
What is a BCCM Form 33?
The BCCM Form 33 is an official body corporate certificate issued under the Body Corporate and Community Management Act. It applies to most community title scheme lots. Two-lot schemes use Form 34 instead and BUGTA Scheme units use Form 18s.
It contains:
Current body corporate levies;
Balances of the administrative and sinking funds;
Insurance details for the scheme;
Any unpaid amounts owed to the body corporate; and
Other relevant financial or operational information.
It provides buyers with a complete picture of the property’s financial position before they commit to purchase.
Step-by-Step: Completing the BCCM Form 33
1. Get the Form
Request it from your body corporate manager or download it from the Queensland Government website. SearchX can also request it directly for you.
2. Fill in Core Details
Enter the lot number, plan number, owner’s name, and property address exactly as they appear on the title. Even one incorrect digit can lead to a rejection and delay the sale.
3. Add Financial Information
Include:
Any unpaid levies
Balances of the administrative and sinking funds
Insurance policy details
Figures must be correct as of the date on the certificate. If they change before settlement, an updated form may be required.
4. Attach Required Documents
Under the Seller Disclosure Regulation 2024, you must attach prescribed documents such as the current insurance schedule and body corporate budget. SearchX can alert you if any are missing.
6. Deliver Before the Contract is Signed
The buyer must receive the completed Form 33 as part of the disclosure package before signing the contract. Late delivery is a breach of the law and gives the buyer the right to terminate.
How SearchX Helps You Stay Compliant
With SearchX, sellers, agents, and legal professionals can:
Track every required disclosure document in real time;
Receive alerts for missing attachments (coming soon);
Identify mismatches between property details and title records; and
Export a fully compliant disclosure package in one click.
Example: SearchX flags a missing insurance schedule before you send the disclosure pack. You fix it immediately and avoid the risk of termination.
Common Mistakes to Avoid
Using an outdated certificate;
Leaving out levy or insurance details;
Forgetting required attachments; and
Delivering the form after the contract is signed
Any of these errors can jeopardise your sale.
What's the big difference between a Form 2 and Form 33?
Form 33 forms part of the mandatory seller disclosure dataset under the Property Law Act 2023. While Form 2 establishes the disclosure framework, Form 33 provides a body corporate-specific financial snapshot.
Key cross-over touchpoints
Insurance schedules must align across both disclosures
Levy data must match financial representations used in marketing
Unpaid amounts must be disclosed consistently
Practical outcome
Providing Form 33 early at the listing stage ensures zero conflict between marketing narratives, contract terms and disclosure data.
SearchX assists agents and sellers by centralising the document collection process so that all body corporate disclosure components are consistent and audit ready.
Why Correct and Accurate BCCM Form 33's are Critical
From 1 August 2025, Queensland’s Property Law Act 2023 (Qld) requires sellers in community title schemes to provide a correct and current BCCM Form 33 before the buyer signs the contract. If the figure data is incorrect or required attachments are missing, the buyer may terminate the contract up to settlement.
What this form proves
Confirmed fund balances (admin + sinking)
Confirmed levy information
Confirmed insurance financial coverage
Why this matters
Ensuring Form 33 data is accurate prevents a scenario where a buyer terminates late purely due to disclosure defects rather than property condition or finance issues.
SearchX prepares a verified property disclosure pack where body corporate financials and documents can be tracked in real time to avoid missing attachments.
Conclusion: Form 33, Disclosure Timing and Contract Protection in Queensland
Compliance comes down to accuracy and timing. If either is wrong, you risk losing the sale. Using SearchX ensures every step, from requesting the form to delivering it to the buyer, is managed in one platform. This gives you confidence that your disclosure obligations are met without last-minute issues.
If you are selling a lot in a Queensland community title scheme, one document needs to be 100 percent accurate. The BCCM Form 33 became mandatory from 1 August 2025 under the Property Law Act 2023 (Qld). It is a required part of the seller disclosure package.
If it is missing, delivered late, or contains materially inaccurate information, the buyer can cancel the contract even on the day of settlement. This guide explains what the form is, why it matters, and how to complete it properly so your sale is protected.
Why This Change Matters
From 1 August 2025, sellers in community title schemes must provide a current and accurate BCCM Form 33 before the buyer signs the contract.
The Queensland Government introduced this change to strengthen buyer protections and ensure full transparency about the financial position of a property. If the form is incomplete or late, the buyer can cancel the deal at any point before settlement.
Example: You are selling an apartment in Brisbane. You forget to include the insurance schedule with the Form 33. A week before settlement, the buyer’s solicitor identifies the omission and cancels the contract. You lose time and must find another buyer.
What is a BCCM Form 33?
The BCCM Form 33 is an official body corporate certificate issued under the Body Corporate and Community Management Act. It applies to most community title scheme lots. Two-lot schemes use Form 34 instead and BUGTA Scheme units use Form 18s.
It contains:
Current body corporate levies;
Balances of the administrative and sinking funds;
Insurance details for the scheme;
Any unpaid amounts owed to the body corporate; and
Other relevant financial or operational information.
It provides buyers with a complete picture of the property’s financial position before they commit to purchase.
Step-by-Step: Completing the BCCM Form 33
1. Get the Form
Request it from your body corporate manager or download it from the Queensland Government website. SearchX can also request it directly for you.
2. Fill in Core Details
Enter the lot number, plan number, owner’s name, and property address exactly as they appear on the title. Even one incorrect digit can lead to a rejection and delay the sale.
3. Add Financial Information
Include:
Any unpaid levies
Balances of the administrative and sinking funds
Insurance policy details
Figures must be correct as of the date on the certificate. If they change before settlement, an updated form may be required.
4. Attach Required Documents
Under the Seller Disclosure Regulation 2024, you must attach prescribed documents such as the current insurance schedule and body corporate budget. SearchX can alert you if any are missing.
6. Deliver Before the Contract is Signed
The buyer must receive the completed Form 33 as part of the disclosure package before signing the contract. Late delivery is a breach of the law and gives the buyer the right to terminate.
How SearchX Helps You Stay Compliant
With SearchX, sellers, agents, and legal professionals can:
Track every required disclosure document in real time;
Receive alerts for missing attachments (coming soon);
Identify mismatches between property details and title records; and
Export a fully compliant disclosure package in one click.
Example: SearchX flags a missing insurance schedule before you send the disclosure pack. You fix it immediately and avoid the risk of termination.
Common Mistakes to Avoid
Using an outdated certificate;
Leaving out levy or insurance details;
Forgetting required attachments; and
Delivering the form after the contract is signed
Any of these errors can jeopardise your sale.
What's the big difference between a Form 2 and Form 33?
Form 33 forms part of the mandatory seller disclosure dataset under the Property Law Act 2023. While Form 2 establishes the disclosure framework, Form 33 provides a body corporate-specific financial snapshot.
Key cross-over touchpoints
Insurance schedules must align across both disclosures
Levy data must match financial representations used in marketing
Unpaid amounts must be disclosed consistently
Practical outcome
Providing Form 33 early at the listing stage ensures zero conflict between marketing narratives, contract terms and disclosure data.
SearchX assists agents and sellers by centralising the document collection process so that all body corporate disclosure components are consistent and audit ready.
Why Correct and Accurate BCCM Form 33's are Critical
From 1 August 2025, Queensland’s Property Law Act 2023 (Qld) requires sellers in community title schemes to provide a correct and current BCCM Form 33 before the buyer signs the contract. If the figure data is incorrect or required attachments are missing, the buyer may terminate the contract up to settlement.
What this form proves
Confirmed fund balances (admin + sinking)
Confirmed levy information
Confirmed insurance financial coverage
Why this matters
Ensuring Form 33 data is accurate prevents a scenario where a buyer terminates late purely due to disclosure defects rather than property condition or finance issues.
SearchX prepares a verified property disclosure pack where body corporate financials and documents can be tracked in real time to avoid missing attachments.
Conclusion: Form 33, Disclosure Timing and Contract Protection in Queensland
Compliance comes down to accuracy and timing. If either is wrong, you risk losing the sale. Using SearchX ensures every step, from requesting the form to delivering it to the buyer, is managed in one platform. This gives you confidence that your disclosure obligations are met without last-minute issues.
If you are selling a lot in a Queensland community title scheme, one document needs to be 100 percent accurate. The BCCM Form 33 became mandatory from 1 August 2025 under the Property Law Act 2023 (Qld). It is a required part of the seller disclosure package.
If it is missing, delivered late, or contains materially inaccurate information, the buyer can cancel the contract even on the day of settlement. This guide explains what the form is, why it matters, and how to complete it properly so your sale is protected.
Why This Change Matters
From 1 August 2025, sellers in community title schemes must provide a current and accurate BCCM Form 33 before the buyer signs the contract.
The Queensland Government introduced this change to strengthen buyer protections and ensure full transparency about the financial position of a property. If the form is incomplete or late, the buyer can cancel the deal at any point before settlement.
Example: You are selling an apartment in Brisbane. You forget to include the insurance schedule with the Form 33. A week before settlement, the buyer’s solicitor identifies the omission and cancels the contract. You lose time and must find another buyer.
What is a BCCM Form 33?
The BCCM Form 33 is an official body corporate certificate issued under the Body Corporate and Community Management Act. It applies to most community title scheme lots. Two-lot schemes use Form 34 instead and BUGTA Scheme units use Form 18s.
It contains:
Current body corporate levies;
Balances of the administrative and sinking funds;
Insurance details for the scheme;
Any unpaid amounts owed to the body corporate; and
Other relevant financial or operational information.
It provides buyers with a complete picture of the property’s financial position before they commit to purchase.
Step-by-Step: Completing the BCCM Form 33
1. Get the Form
Request it from your body corporate manager or download it from the Queensland Government website. SearchX can also request it directly for you.
2. Fill in Core Details
Enter the lot number, plan number, owner’s name, and property address exactly as they appear on the title. Even one incorrect digit can lead to a rejection and delay the sale.
3. Add Financial Information
Include:
Any unpaid levies
Balances of the administrative and sinking funds
Insurance policy details
Figures must be correct as of the date on the certificate. If they change before settlement, an updated form may be required.
4. Attach Required Documents
Under the Seller Disclosure Regulation 2024, you must attach prescribed documents such as the current insurance schedule and body corporate budget. SearchX can alert you if any are missing.
6. Deliver Before the Contract is Signed
The buyer must receive the completed Form 33 as part of the disclosure package before signing the contract. Late delivery is a breach of the law and gives the buyer the right to terminate.
How SearchX Helps You Stay Compliant
With SearchX, sellers, agents, and legal professionals can:
Track every required disclosure document in real time;
Receive alerts for missing attachments (coming soon);
Identify mismatches between property details and title records; and
Export a fully compliant disclosure package in one click.
Example: SearchX flags a missing insurance schedule before you send the disclosure pack. You fix it immediately and avoid the risk of termination.
Common Mistakes to Avoid
Using an outdated certificate;
Leaving out levy or insurance details;
Forgetting required attachments; and
Delivering the form after the contract is signed
Any of these errors can jeopardise your sale.
What's the big difference between a Form 2 and Form 33?
Form 33 forms part of the mandatory seller disclosure dataset under the Property Law Act 2023. While Form 2 establishes the disclosure framework, Form 33 provides a body corporate-specific financial snapshot.
Key cross-over touchpoints
Insurance schedules must align across both disclosures
Levy data must match financial representations used in marketing
Unpaid amounts must be disclosed consistently
Practical outcome
Providing Form 33 early at the listing stage ensures zero conflict between marketing narratives, contract terms and disclosure data.
SearchX assists agents and sellers by centralising the document collection process so that all body corporate disclosure components are consistent and audit ready.
Why Correct and Accurate BCCM Form 33's are Critical
From 1 August 2025, Queensland’s Property Law Act 2023 (Qld) requires sellers in community title schemes to provide a correct and current BCCM Form 33 before the buyer signs the contract. If the figure data is incorrect or required attachments are missing, the buyer may terminate the contract up to settlement.
What this form proves
Confirmed fund balances (admin + sinking)
Confirmed levy information
Confirmed insurance financial coverage
Why this matters
Ensuring Form 33 data is accurate prevents a scenario where a buyer terminates late purely due to disclosure defects rather than property condition or finance issues.
SearchX prepares a verified property disclosure pack where body corporate financials and documents can be tracked in real time to avoid missing attachments.
Conclusion: Form 33, Disclosure Timing and Contract Protection in Queensland
Compliance comes down to accuracy and timing. If either is wrong, you risk losing the sale. Using SearchX ensures every step, from requesting the form to delivering it to the buyer, is managed in one platform. This gives you confidence that your disclosure obligations are met without last-minute issues.
SearchX is Queensland's fastest, 100% legally reviewed seller disclosure reports platform tailor made for real estate agents, solicitors and sellers.
Join the SearchX Community
Partnerships
Resources
Copyright 2025 © SearchX
SearchX is Queensland's fastest, 100% legally reviewed seller disclosure reports platform tailor made for real estate agents, solicitors and sellers.
Join the SearchX Community
Partnerships
Resources
Copyright 2025 © SearchX
SearchX is Queensland's fastest, 100% legally reviewed seller disclosure reports platform tailor made for real estate agents, solicitors and sellers.
Join the SearchX Community
Partnerships
Resources
Copyright 2025 © SearchX