Queensland’s property market will undergo its most significant legal reform in over five decades. From 1 August 2025, the Property Law Act 2023 will introduce a mandatory seller disclosure regime that applies to nearly all freehold property transactions.
At the centre of this reform is the Form 2 Seller Disclosure Statement - a document sellers must provide to buyers before a contract is signed, along with a set of supporting certificates.
This shift aligns Queensland with other Australian states like NSW and Victoria, redefining the responsibilities of sellers, agents, and legal professionals in property sales.
For industry professionals, staying compliant will no longer be optional. And while platforms like SearchX are making this transition easier by automating disclosure preparation, it’s critical to understand the legal framework and what’s required to meet it first.
Why Queensland Introduced a Seller Disclosure Regime
For decades, Queensland followed a “buyer beware” system, which left the onus of due diligence entirely on buyers. In contrast, other states like New South Wales and Victoria have long mandated seller disclosure.
This created:
Inconsistent experiences across transactions;
Confusion and disputes due to missing information; and
Higher legal risks for both buyers and sellers.
The new regime introduces a uniform, legally enforceable disclosure framework. It levels the playing field, improves transparency, and aligns Queensland with national best practices.
What Is Required in a Form 2 Seller Disclosure Statement in Queensland?
Under the new regime, sellers must provide a completed Form 2 Seller Disclosure Statement and prescribed certificates. This applies to:
Residential sales;
Commercial properties;
Mortgagee-in-possession sales; and
Auction and off-market listings.
(Off-the-plan sales remain governed by separate legislation.)
What Form 2 Must Disclose:
Current title and ownership details;
Unregistered encumbrances, easements, or caveats;
Zoning and planning restrictions;
Environmental notices (e.g. contamination);
Pool safety compliance;
Rates and water charges;
Active legal notices or disputes; and
Rental history (if recently tenanted).
This statement must be accurate and complete. Missing even a single item may give the buyer legal grounds to terminate the contract before settlement.
What Are the Prescribed Certificates That Must Accompany Form 2?
The Form 2 must have attached verified certificates that are obtained from official sources, including:
Title search and survey plans;
Council notices or infrastructure proposals;
Pool safety or building certification;
Community title records (if applicable) including a signed Body Corporate Certificate (Form 33 / 34 and relevant documents); and
Environmental and planning scheme reports.
Collecting these certificates manually from various authorities can delay sales and increase costs.
With SearchX, you can automatically generate the entire seller disclosure pack - Form 2 + certificates with a click of a button - ensuring everything is complete and compliant before contracts are issued.
When Must Form 2 Seller Disclosure Be Delivered?
The law is clear: all disclosure documents must be delivered before a buyer signs a contract.
This applies to:
Private treaty sales;
Auctions; and
Option agreements.
If documents are incomplete, outdated, or delivered late:
The buyer can terminate the contract at any time before settlement.
The seller must refund the deposit.
The agent risks losing their commission and damaging their reputation.
SearchX eliminates this risk by delivering verified reports, fast - so agents stay compliant and never delay a deal.
Why Real Estate Agents Should Not Prepare Form 2 Themselves
It may be tempting for agents to help sellers by drafting or completing the Form 2. But this could be a serious legal misstep.
By preparing the Form 2:
Agents may be seen as providing legal services;
They could be held liable for errors or omissions; and/or
Misleading or inaccurate disclosures may trigger legal claims under Australian Consumer Law.
Instead, Agents should use tools like SearchX, which produce legally reviewed, error-free disclosure statements, that are signed and ready to attach to the contract - removing agent liability from the equation.
Are There Any Exemptions to Queensland’s Seller Disclosure Requirements?
Yes, but they’re limited. Exemptions apply to:
Sales between related parties;
Certain government transactions; and
Sales valued at over $10 million (provided a s100(k)(i)(B) and (ii) notice is provided to the Buyer prior to entering into the contract).
However, for the majority of everyday residential and commercial sales, the new rules apply without exception. You cannot contract out of these obligations.
Checklist: How to Stay Compliant with Queensland’s New Seller Disclosure Laws
Here’s what sellers, agents, and conveyancers need to do before 1 August 2025:
Task | Tool |
Understand the Form 2 requirements | SearchX Legal educational resources / Queensland Law Society |
Collect prescribed property certificates | SearchX |
Generate Form 2 Seller Disclosure Statement | SearchX |
Deliver documents before signing | SearchX |
Avoid liability and delays | Use automated, verified reports by SearchX |
The Risks of Non-Compliance: What Happens If You Get Disclosure Wrong
If a seller fails to comply with the new regime, the consequences are severe:
The buyer can terminate pre-settlement;
The deposit must be refunded;
The agent may lose commission; and
All parties (including the agent) may face legal and financial claims.
Using SearchX removes these risks with a platform built to deliver full compliance by default - no missed documents, no legal gray areas.
SearchX: Your Partner in Queensland’s Real Estate Compliance Evolution
The new seller disclosure regime brings welcome clarity to the property market - but also new pressure to get things right. Manual processes and legal guesswork are no longer safe.
SearchX delivers:
Instant Form 2 + supporting certificates;
Compliant seller disclosure packs;
Legal risk protection for agents and sellers; and
No delays, no errors, no back-and-forth and no chasing up lawyers.
With SearchX, Queensland agents can protect their commission, sellers can avoid deal collapses, and buyers receive transparent, trustworthy documentation.
Conclusion: Queensland’s Property Law Is Changing. Stay Ahead with SearchX.
The introduction of the Form 2 Seller Disclosure Statement under the Property Law Act 2023 marks a new era for Queensland’s property market. The days of informal disclosures are over. Compliance is now black and white.
For sellers and agents alike, the path forward is simple:
Automate. Verify. Comply.
SearchX is purpose-built for this moment - trusted by leading agencies, backed by legal experts, and engineered to handle seller disclosure at speed.
August 2025 isn’t far away. Start preparing now - and make every deal disclosure-ready from day one.
Queensland’s property market will undergo its most significant legal reform in over five decades. From 1 August 2025, the Property Law Act 2023 will introduce a mandatory seller disclosure regime that applies to nearly all freehold property transactions.
At the centre of this reform is the Form 2 Seller Disclosure Statement - a document sellers must provide to buyers before a contract is signed, along with a set of supporting certificates.
This shift aligns Queensland with other Australian states like NSW and Victoria, redefining the responsibilities of sellers, agents, and legal professionals in property sales.
For industry professionals, staying compliant will no longer be optional. And while platforms like SearchX are making this transition easier by automating disclosure preparation, it’s critical to understand the legal framework and what’s required to meet it first.
Why Queensland Introduced a Seller Disclosure Regime
For decades, Queensland followed a “buyer beware” system, which left the onus of due diligence entirely on buyers. In contrast, other states like New South Wales and Victoria have long mandated seller disclosure.
This created:
Inconsistent experiences across transactions;
Confusion and disputes due to missing information; and
Higher legal risks for both buyers and sellers.
The new regime introduces a uniform, legally enforceable disclosure framework. It levels the playing field, improves transparency, and aligns Queensland with national best practices.
What Is Required in a Form 2 Seller Disclosure Statement in Queensland?
Under the new regime, sellers must provide a completed Form 2 Seller Disclosure Statement and prescribed certificates. This applies to:
Residential sales;
Commercial properties;
Mortgagee-in-possession sales; and
Auction and off-market listings.
(Off-the-plan sales remain governed by separate legislation.)
What Form 2 Must Disclose:
Current title and ownership details;
Unregistered encumbrances, easements, or caveats;
Zoning and planning restrictions;
Environmental notices (e.g. contamination);
Pool safety compliance;
Rates and water charges;
Active legal notices or disputes; and
Rental history (if recently tenanted).
This statement must be accurate and complete. Missing even a single item may give the buyer legal grounds to terminate the contract before settlement.
What Are the Prescribed Certificates That Must Accompany Form 2?
The Form 2 must have attached verified certificates that are obtained from official sources, including:
Title search and survey plans;
Council notices or infrastructure proposals;
Pool safety or building certification;
Community title records (if applicable) including a signed Body Corporate Certificate (Form 33 / 34 and relevant documents); and
Environmental and planning scheme reports.
Collecting these certificates manually from various authorities can delay sales and increase costs.
With SearchX, you can automatically generate the entire seller disclosure pack - Form 2 + certificates with a click of a button - ensuring everything is complete and compliant before contracts are issued.
When Must Form 2 Seller Disclosure Be Delivered?
The law is clear: all disclosure documents must be delivered before a buyer signs a contract.
This applies to:
Private treaty sales;
Auctions; and
Option agreements.
If documents are incomplete, outdated, or delivered late:
The buyer can terminate the contract at any time before settlement.
The seller must refund the deposit.
The agent risks losing their commission and damaging their reputation.
SearchX eliminates this risk by delivering verified reports, fast - so agents stay compliant and never delay a deal.
Why Real Estate Agents Should Not Prepare Form 2 Themselves
It may be tempting for agents to help sellers by drafting or completing the Form 2. But this could be a serious legal misstep.
By preparing the Form 2:
Agents may be seen as providing legal services;
They could be held liable for errors or omissions; and/or
Misleading or inaccurate disclosures may trigger legal claims under Australian Consumer Law.
Instead, Agents should use tools like SearchX, which produce legally reviewed, error-free disclosure statements, that are signed and ready to attach to the contract - removing agent liability from the equation.
Are There Any Exemptions to Queensland’s Seller Disclosure Requirements?
Yes, but they’re limited. Exemptions apply to:
Sales between related parties;
Certain government transactions; and
Sales valued at over $10 million (provided a s100(k)(i)(B) and (ii) notice is provided to the Buyer prior to entering into the contract).
However, for the majority of everyday residential and commercial sales, the new rules apply without exception. You cannot contract out of these obligations.
Checklist: How to Stay Compliant with Queensland’s New Seller Disclosure Laws
Here’s what sellers, agents, and conveyancers need to do before 1 August 2025:
Task | Tool |
Understand the Form 2 requirements | SearchX Legal educational resources / Queensland Law Society |
Collect prescribed property certificates | SearchX |
Generate Form 2 Seller Disclosure Statement | SearchX |
Deliver documents before signing | SearchX |
Avoid liability and delays | Use automated, verified reports by SearchX |
The Risks of Non-Compliance: What Happens If You Get Disclosure Wrong
If a seller fails to comply with the new regime, the consequences are severe:
The buyer can terminate pre-settlement;
The deposit must be refunded;
The agent may lose commission; and
All parties (including the agent) may face legal and financial claims.
Using SearchX removes these risks with a platform built to deliver full compliance by default - no missed documents, no legal gray areas.
SearchX: Your Partner in Queensland’s Real Estate Compliance Evolution
The new seller disclosure regime brings welcome clarity to the property market - but also new pressure to get things right. Manual processes and legal guesswork are no longer safe.
SearchX delivers:
Instant Form 2 + supporting certificates;
Compliant seller disclosure packs;
Legal risk protection for agents and sellers; and
No delays, no errors, no back-and-forth and no chasing up lawyers.
With SearchX, Queensland agents can protect their commission, sellers can avoid deal collapses, and buyers receive transparent, trustworthy documentation.
Conclusion: Queensland’s Property Law Is Changing. Stay Ahead with SearchX.
The introduction of the Form 2 Seller Disclosure Statement under the Property Law Act 2023 marks a new era for Queensland’s property market. The days of informal disclosures are over. Compliance is now black and white.
For sellers and agents alike, the path forward is simple:
Automate. Verify. Comply.
SearchX is purpose-built for this moment - trusted by leading agencies, backed by legal experts, and engineered to handle seller disclosure at speed.
August 2025 isn’t far away. Start preparing now - and make every deal disclosure-ready from day one.
Queensland’s property market will undergo its most significant legal reform in over five decades. From 1 August 2025, the Property Law Act 2023 will introduce a mandatory seller disclosure regime that applies to nearly all freehold property transactions.
At the centre of this reform is the Form 2 Seller Disclosure Statement - a document sellers must provide to buyers before a contract is signed, along with a set of supporting certificates.
This shift aligns Queensland with other Australian states like NSW and Victoria, redefining the responsibilities of sellers, agents, and legal professionals in property sales.
For industry professionals, staying compliant will no longer be optional. And while platforms like SearchX are making this transition easier by automating disclosure preparation, it’s critical to understand the legal framework and what’s required to meet it first.
Why Queensland Introduced a Seller Disclosure Regime
For decades, Queensland followed a “buyer beware” system, which left the onus of due diligence entirely on buyers. In contrast, other states like New South Wales and Victoria have long mandated seller disclosure.
This created:
Inconsistent experiences across transactions;
Confusion and disputes due to missing information; and
Higher legal risks for both buyers and sellers.
The new regime introduces a uniform, legally enforceable disclosure framework. It levels the playing field, improves transparency, and aligns Queensland with national best practices.
What Is Required in a Form 2 Seller Disclosure Statement in Queensland?
Under the new regime, sellers must provide a completed Form 2 Seller Disclosure Statement and prescribed certificates. This applies to:
Residential sales;
Commercial properties;
Mortgagee-in-possession sales; and
Auction and off-market listings.
(Off-the-plan sales remain governed by separate legislation.)
What Form 2 Must Disclose:
Current title and ownership details;
Unregistered encumbrances, easements, or caveats;
Zoning and planning restrictions;
Environmental notices (e.g. contamination);
Pool safety compliance;
Rates and water charges;
Active legal notices or disputes; and
Rental history (if recently tenanted).
This statement must be accurate and complete. Missing even a single item may give the buyer legal grounds to terminate the contract before settlement.
What Are the Prescribed Certificates That Must Accompany Form 2?
The Form 2 must have attached verified certificates that are obtained from official sources, including:
Title search and survey plans;
Council notices or infrastructure proposals;
Pool safety or building certification;
Community title records (if applicable) including a signed Body Corporate Certificate (Form 33 / 34 and relevant documents); and
Environmental and planning scheme reports.
Collecting these certificates manually from various authorities can delay sales and increase costs.
With SearchX, you can automatically generate the entire seller disclosure pack - Form 2 + certificates with a click of a button - ensuring everything is complete and compliant before contracts are issued.
When Must Form 2 Seller Disclosure Be Delivered?
The law is clear: all disclosure documents must be delivered before a buyer signs a contract.
This applies to:
Private treaty sales;
Auctions; and
Option agreements.
If documents are incomplete, outdated, or delivered late:
The buyer can terminate the contract at any time before settlement.
The seller must refund the deposit.
The agent risks losing their commission and damaging their reputation.
SearchX eliminates this risk by delivering verified reports, fast - so agents stay compliant and never delay a deal.
Why Real Estate Agents Should Not Prepare Form 2 Themselves
It may be tempting for agents to help sellers by drafting or completing the Form 2. But this could be a serious legal misstep.
By preparing the Form 2:
Agents may be seen as providing legal services;
They could be held liable for errors or omissions; and/or
Misleading or inaccurate disclosures may trigger legal claims under Australian Consumer Law.
Instead, Agents should use tools like SearchX, which produce legally reviewed, error-free disclosure statements, that are signed and ready to attach to the contract - removing agent liability from the equation.
Are There Any Exemptions to Queensland’s Seller Disclosure Requirements?
Yes, but they’re limited. Exemptions apply to:
Sales between related parties;
Certain government transactions; and
Sales valued at over $10 million (provided a s100(k)(i)(B) and (ii) notice is provided to the Buyer prior to entering into the contract).
However, for the majority of everyday residential and commercial sales, the new rules apply without exception. You cannot contract out of these obligations.
Checklist: How to Stay Compliant with Queensland’s New Seller Disclosure Laws
Here’s what sellers, agents, and conveyancers need to do before 1 August 2025:
Task | Tool |
Understand the Form 2 requirements | SearchX Legal educational resources / Queensland Law Society |
Collect prescribed property certificates | SearchX |
Generate Form 2 Seller Disclosure Statement | SearchX |
Deliver documents before signing | SearchX |
Avoid liability and delays | Use automated, verified reports by SearchX |
The Risks of Non-Compliance: What Happens If You Get Disclosure Wrong
If a seller fails to comply with the new regime, the consequences are severe:
The buyer can terminate pre-settlement;
The deposit must be refunded;
The agent may lose commission; and
All parties (including the agent) may face legal and financial claims.
Using SearchX removes these risks with a platform built to deliver full compliance by default - no missed documents, no legal gray areas.
SearchX: Your Partner in Queensland’s Real Estate Compliance Evolution
The new seller disclosure regime brings welcome clarity to the property market - but also new pressure to get things right. Manual processes and legal guesswork are no longer safe.
SearchX delivers:
Instant Form 2 + supporting certificates;
Compliant seller disclosure packs;
Legal risk protection for agents and sellers; and
No delays, no errors, no back-and-forth and no chasing up lawyers.
With SearchX, Queensland agents can protect their commission, sellers can avoid deal collapses, and buyers receive transparent, trustworthy documentation.
Conclusion: Queensland’s Property Law Is Changing. Stay Ahead with SearchX.
The introduction of the Form 2 Seller Disclosure Statement under the Property Law Act 2023 marks a new era for Queensland’s property market. The days of informal disclosures are over. Compliance is now black and white.
For sellers and agents alike, the path forward is simple:
Automate. Verify. Comply.
SearchX is purpose-built for this moment - trusted by leading agencies, backed by legal experts, and engineered to handle seller disclosure at speed.
August 2025 isn’t far away. Start preparing now - and make every deal disclosure-ready from day one.
Queensland’s property market will undergo its most significant legal reform in over five decades. From 1 August 2025, the Property Law Act 2023 will introduce a mandatory seller disclosure regime that applies to nearly all freehold property transactions.
At the centre of this reform is the Form 2 Seller Disclosure Statement - a document sellers must provide to buyers before a contract is signed, along with a set of supporting certificates.
This shift aligns Queensland with other Australian states like NSW and Victoria, redefining the responsibilities of sellers, agents, and legal professionals in property sales.
For industry professionals, staying compliant will no longer be optional. And while platforms like SearchX are making this transition easier by automating disclosure preparation, it’s critical to understand the legal framework and what’s required to meet it first.
Why Queensland Introduced a Seller Disclosure Regime
For decades, Queensland followed a “buyer beware” system, which left the onus of due diligence entirely on buyers. In contrast, other states like New South Wales and Victoria have long mandated seller disclosure.
This created:
Inconsistent experiences across transactions;
Confusion and disputes due to missing information; and
Higher legal risks for both buyers and sellers.
The new regime introduces a uniform, legally enforceable disclosure framework. It levels the playing field, improves transparency, and aligns Queensland with national best practices.
What Is Required in a Form 2 Seller Disclosure Statement in Queensland?
Under the new regime, sellers must provide a completed Form 2 Seller Disclosure Statement and prescribed certificates. This applies to:
Residential sales;
Commercial properties;
Mortgagee-in-possession sales; and
Auction and off-market listings.
(Off-the-plan sales remain governed by separate legislation.)
What Form 2 Must Disclose:
Current title and ownership details;
Unregistered encumbrances, easements, or caveats;
Zoning and planning restrictions;
Environmental notices (e.g. contamination);
Pool safety compliance;
Rates and water charges;
Active legal notices or disputes; and
Rental history (if recently tenanted).
This statement must be accurate and complete. Missing even a single item may give the buyer legal grounds to terminate the contract before settlement.
What Are the Prescribed Certificates That Must Accompany Form 2?
The Form 2 must have attached verified certificates that are obtained from official sources, including:
Title search and survey plans;
Council notices or infrastructure proposals;
Pool safety or building certification;
Community title records (if applicable) including a signed Body Corporate Certificate (Form 33 / 34 and relevant documents); and
Environmental and planning scheme reports.
Collecting these certificates manually from various authorities can delay sales and increase costs.
With SearchX, you can automatically generate the entire seller disclosure pack - Form 2 + certificates with a click of a button - ensuring everything is complete and compliant before contracts are issued.
When Must Form 2 Seller Disclosure Be Delivered?
The law is clear: all disclosure documents must be delivered before a buyer signs a contract.
This applies to:
Private treaty sales;
Auctions; and
Option agreements.
If documents are incomplete, outdated, or delivered late:
The buyer can terminate the contract at any time before settlement.
The seller must refund the deposit.
The agent risks losing their commission and damaging their reputation.
SearchX eliminates this risk by delivering verified reports, fast - so agents stay compliant and never delay a deal.
Why Real Estate Agents Should Not Prepare Form 2 Themselves
It may be tempting for agents to help sellers by drafting or completing the Form 2. But this could be a serious legal misstep.
By preparing the Form 2:
Agents may be seen as providing legal services;
They could be held liable for errors or omissions; and/or
Misleading or inaccurate disclosures may trigger legal claims under Australian Consumer Law.
Instead, Agents should use tools like SearchX, which produce legally reviewed, error-free disclosure statements, that are signed and ready to attach to the contract - removing agent liability from the equation.
Are There Any Exemptions to Queensland’s Seller Disclosure Requirements?
Yes, but they’re limited. Exemptions apply to:
Sales between related parties;
Certain government transactions; and
Sales valued at over $10 million (provided a s100(k)(i)(B) and (ii) notice is provided to the Buyer prior to entering into the contract).
However, for the majority of everyday residential and commercial sales, the new rules apply without exception. You cannot contract out of these obligations.
Checklist: How to Stay Compliant with Queensland’s New Seller Disclosure Laws
Here’s what sellers, agents, and conveyancers need to do before 1 August 2025:
Task | Tool |
Understand the Form 2 requirements | SearchX Legal educational resources / Queensland Law Society |
Collect prescribed property certificates | SearchX |
Generate Form 2 Seller Disclosure Statement | SearchX |
Deliver documents before signing | SearchX |
Avoid liability and delays | Use automated, verified reports by SearchX |
The Risks of Non-Compliance: What Happens If You Get Disclosure Wrong
If a seller fails to comply with the new regime, the consequences are severe:
The buyer can terminate pre-settlement;
The deposit must be refunded;
The agent may lose commission; and
All parties (including the agent) may face legal and financial claims.
Using SearchX removes these risks with a platform built to deliver full compliance by default - no missed documents, no legal gray areas.
SearchX: Your Partner in Queensland’s Real Estate Compliance Evolution
The new seller disclosure regime brings welcome clarity to the property market - but also new pressure to get things right. Manual processes and legal guesswork are no longer safe.
SearchX delivers:
Instant Form 2 + supporting certificates;
Compliant seller disclosure packs;
Legal risk protection for agents and sellers; and
No delays, no errors, no back-and-forth and no chasing up lawyers.
With SearchX, Queensland agents can protect their commission, sellers can avoid deal collapses, and buyers receive transparent, trustworthy documentation.
Conclusion: Queensland’s Property Law Is Changing. Stay Ahead with SearchX.
The introduction of the Form 2 Seller Disclosure Statement under the Property Law Act 2023 marks a new era for Queensland’s property market. The days of informal disclosures are over. Compliance is now black and white.
For sellers and agents alike, the path forward is simple:
Automate. Verify. Comply.
SearchX is purpose-built for this moment - trusted by leading agencies, backed by legal experts, and engineered to handle seller disclosure at speed.
August 2025 isn’t far away. Start preparing now - and make every deal disclosure-ready from day one.