How to Check Every Compliance Box in Queensland Before Listing Your Property

Introduction

Selling property in Queensland is no longer as simple as preparing a contract and finding a buyer. Since the introduction of the Property Law Act 2023, every seller must meet strict disclosure and document-handling rules before the buyer signs.

If a single compliance requirement is missed, or if one document is out of date, the buyer can terminate the contract at any time before settlement. For sellers and agents, this makes early preparation essential.

This guide outlines every compliance box you need to tick before listing your Queensland property, and how platforms like SearchX make the process faster, safer, and dispute-free.

Why Compliance Matters More Now

From 1 August 2025, Queensland introduced one of the most detailed seller disclosure systems in Australia. The new requirements aim to improve transparency, but they also increase the risk of error for sellers.

A missing pool certificate, outdated title search or incorrect body corporate document can invalidate disclosure. That means reissuing documents, delaying contract signing and, in the worst cases, losing the buyer entirely.

This makes a compliance-first approach critical before any property is listed.

Overview of Queensland’s Seller Disclosure Rules

Under the new regime, sellers must provide:

• Form 2: Seller Disclosure Statement

• Required prescribed certificates

• Accurate, current supporting documentation

• All documents before the buyer signs

If anything is late or wrong, the buyer may walk away, even right before settlement.

Step-by-Step Compliance Checklist

1. Confirm Seller and Property Identity: Match seller names, property address, and the lot and plan number exactly as they appear on the title search.

2. Gather Title Search and Survey Plan: Order a fresh title search. Check for:

• Easements

• Mortgages

• Covenants

• Caveats

Verify that the survey plan matches the lot being sold.

3. Collect Council Rates and Water Notices

These help complete sections of Form 2 relating to levies, charges, and financial adjustments.

4. Obtain Zoning and Planning Certificates

This may include:

• Zoning confirmation

• Planning scheme overlays

• Environmental notices

• Noise/transport corridor designations

5. Body Corporate Certificates (Form 33 or Form 34)

Required for community title scheme lots:

• Form 33 for most schemes

• Form 34 for two-lot schemes. Ensure levies, insurance and sinking fund details are fully up to date.

6. Pool Safety and Building Certificates

If your property has a pool, you must provide:

• A valid Pool Safety Certificate

• or Form 36 (non-conformity notice)

For building work, provide any:

• Building approvals

• Final inspection certificates

• Owner builder notices

7. Tenancy or Lease Information (If Applicable)

Include lease agreements, rent schedules, bond details and any notices issued to tenants.

8. Cross-Check Expiry Dates and Accuracy: This is where most sellers make mistakes.

Expired certificates = defective disclosure. 

Incorrect numbers or missing attachments = termination risk.

8. Prepare and Sign Form 2 Seller Disclosure Statement

Complete all sections accurately, including:

• Encumbrances

• Environmental matters

• Building compliance

• Planning and zoning information

• Community title attachments

9. Assemble Supporting Prescribed Certificates

These must be delivered together with Form 2:

• Title searches

• Survey plan

• Zoning certificates

• Environmental notices

• Pool safety documentation

• CMS + body corporate certificate (if applicable)

Delivery and Documentation

The Form 2 disclosure pack must be given before the buyer signs. Delivery can be:

• Email

• Electronic document platform

• Physical handover

Always keep proof of delivery.

Common Compliance Pitfalls

• Using outdated certificates

• Missing attachments (common with Form 33/34 and pool compliance)

• Relying on old rates notices

• Entering incorrect levy amounts

• Mixing up two-lot scheme requirements

• Issuing disclosure after the buyer signs

Any one of these can invalidate the contract.

Conclusion: How SearchX Simplifies Checklist Compliance

SearchX removes nearly all risk from Queensland’s new compliance system.

With SearchX, sellers, agents and lawyers can:

• order all mandatory searches in one click

• automatically collect Form 33/34 + CMS documents

• receive alerts for missing items

• build a compliant Form 2 disclosure pack

• have the disclosure reviewed by SearchX Legal

Instead of juggling documents from multiple agencies, everything is centralised, verified and packaged, ensuring you tick every compliance box long before the buyer signs.

A compliant sale is a secure sale. SearchX gives you the confidence to list faster and settle without surprises.