Form 34 in Queensland: Body Corporate Certificate Explained

Introduction

When buying or selling a property in Queensland that sits within a community title scheme, body corporate disclosure is critical. Under the Body Corporate and Community Management Act 1997 (BCCM), sellers may be required to provide specific certificates that summarise financial and administrative details about the scheme. One of these is Form 34: Body Corporate Certificate.

For buyers, this document provides peace of mind. For sellers, it is a compliance obligation. Here’s what Form 34 is, when it applies, and why it matters.

What is Form 34?

Form 34: Body Corporate Certificate is an official document issued under the BCCM Act. It is used in particular sale scenarios (most notably two-lot community title schemes) where a seller must disclose body corporate information to a prospective buyer.

The certificate is designed to give a snapshot of the financial and administrative status of the body corporate, helping buyers understand what they’re committing to.

When is Form 34 Required?

Form 34 typically applies in:

Two-lot community title schemes where different disclosure rules now apply under the new Seller Disclosure regime.

Failure to provide an accurate Form 34 can give buyers the right to terminate a contract, making compliance essential.

What Information Does Form 34 Contain?

A completed Form 34 usually includes:

Financial details: contributions levied, outstanding amounts, and sinking fund balances.
Insurance cover: current policies and premium details.
Body corporate assets and liabilities.
Notices or disputes: including any orders, outstanding issues, or litigation.
Community Management Statement (CMS) references.

This provides buyers with a transparent view of the scheme’s financial health and governance.

Form 33 vs. Form 34

Sellers often confuse Form 34 with Form 33. Both are body corporate certificates, but apply to different scheme types. Here’s a quick comparison:

Aspect	Form 33 (Body Corporate Certificate)	Form 34 (Body Corporate Certificate)
Purpose	Used for most community title schemes	Used for two-lot schemes
Content	Financials, levies, insurance, CMS	Similar details but tailored for smaller schemes
Who Provides It	Body corporate manager/committee	Body corporate manager/committee or both lot owners must sign.

How to Obtain Form 34

Request from body corporate manager or secretary – the form must be completed by the body corporate.
Provide scheme details – including lot description and owner information.
Pay any prescribed fee – a certificate fee is usually payable.
Receive the certificate – ensure it’s the most up-to-date version before attaching it to disclosure documentation.

Why Form 34 Matters

For Buyers: Protects them from hidden costs or disputes.
For Sellers: Ensures compliance and reduces the risk of termination.
For Conveyancers/Agents: Provides the certainty needed for smooth settlements.

Common Pitfalls to Avoid

Using the wrong certificate (mixing up Form 33 and 34).
Submitting outdated or incomplete details.

Example: If you provide Form 33 in a two-lot scheme instead of Form 34, the buyer’s solicitor can claim the disclosure is defective and terminate the deal

Conclusion

For two-lot community title schemes, Form 34 is as critical as Form 33 is for larger schemes. Getting it right means a compliant disclosure package and a smoother settlement. Getting it wrong can mean starting the sale process all over again.

Always confirm whether Form 33 or Form 34 applies to your sale, and obtain the certificate from the body corporate as early as possible. For professional guidance, consult your conveyancer or solicitor to stay compliant with the rules from 1 August 2025 onward.

Introduction

When buying or selling a property in Queensland that sits within a community title scheme, body corporate disclosure is critical. Under the Body Corporate and Community Management Act 1997 (BCCM), sellers may be required to provide specific certificates that summarise financial and administrative details about the scheme. One of these is Form 34: Body Corporate Certificate.

For buyers, this document provides peace of mind. For sellers, it is a compliance obligation. Here’s what Form 34 is, when it applies, and why it matters.

What is Form 34?

Form 34: Body Corporate Certificate is an official document issued under the BCCM Act. It is used in particular sale scenarios (most notably two-lot community title schemes) where a seller must disclose body corporate information to a prospective buyer.

The certificate is designed to give a snapshot of the financial and administrative status of the body corporate, helping buyers understand what they’re committing to.

When is Form 34 Required?

Form 34 typically applies in:

Two-lot community title schemes where different disclosure rules now apply under the new Seller Disclosure regime.

Failure to provide an accurate Form 34 can give buyers the right to terminate a contract, making compliance essential.

What Information Does Form 34 Contain?

A completed Form 34 usually includes:

Financial details: contributions levied, outstanding amounts, and sinking fund balances.
Insurance cover: current policies and premium details.
Body corporate assets and liabilities.
Notices or disputes: including any orders, outstanding issues, or litigation.
Community Management Statement (CMS) references.

This provides buyers with a transparent view of the scheme’s financial health and governance.

Form 33 vs. Form 34

Sellers often confuse Form 34 with Form 33. Both are body corporate certificates, but apply to different scheme types. Here’s a quick comparison:

Aspect	Form 33 (Body Corporate Certificate)	Form 34 (Body Corporate Certificate)
Purpose	Used for most community title schemes	Used for two-lot schemes
Content	Financials, levies, insurance, CMS	Similar details but tailored for smaller schemes
Who Provides It	Body corporate manager/committee	Body corporate manager/committee or both lot owners must sign.

How to Obtain Form 34

Request from body corporate manager or secretary – the form must be completed by the body corporate.
Provide scheme details – including lot description and owner information.
Pay any prescribed fee – a certificate fee is usually payable.
Receive the certificate – ensure it’s the most up-to-date version before attaching it to disclosure documentation.

Why Form 34 Matters

For Buyers: Protects them from hidden costs or disputes.
For Sellers: Ensures compliance and reduces the risk of termination.
For Conveyancers/Agents: Provides the certainty needed for smooth settlements.

Common Pitfalls to Avoid

Using the wrong certificate (mixing up Form 33 and 34).
Submitting outdated or incomplete details.

Example: If you provide Form 33 in a two-lot scheme instead of Form 34, the buyer’s solicitor can claim the disclosure is defective and terminate the deal

Conclusion

For two-lot community title schemes, Form 34 is as critical as Form 33 is for larger schemes. Getting it right means a compliant disclosure package and a smoother settlement. Getting it wrong can mean starting the sale process all over again.

Always confirm whether Form 33 or Form 34 applies to your sale, and obtain the certificate from the body corporate as early as possible. For professional guidance, consult your conveyancer or solicitor to stay compliant with the rules from 1 August 2025 onward.

Introduction

When buying or selling a property in Queensland that sits within a community title scheme, body corporate disclosure is critical. Under the Body Corporate and Community Management Act 1997 (BCCM), sellers may be required to provide specific certificates that summarise financial and administrative details about the scheme. One of these is Form 34: Body Corporate Certificate.

For buyers, this document provides peace of mind. For sellers, it is a compliance obligation. Here’s what Form 34 is, when it applies, and why it matters.

What is Form 34?

Form 34: Body Corporate Certificate is an official document issued under the BCCM Act. It is used in particular sale scenarios (most notably two-lot community title schemes) where a seller must disclose body corporate information to a prospective buyer.

The certificate is designed to give a snapshot of the financial and administrative status of the body corporate, helping buyers understand what they’re committing to.

When is Form 34 Required?

Form 34 typically applies in:

Two-lot community title schemes where different disclosure rules now apply under the new Seller Disclosure regime.

Failure to provide an accurate Form 34 can give buyers the right to terminate a contract, making compliance essential.

What Information Does Form 34 Contain?

A completed Form 34 usually includes:

Financial details: contributions levied, outstanding amounts, and sinking fund balances.
Insurance cover: current policies and premium details.
Body corporate assets and liabilities.
Notices or disputes: including any orders, outstanding issues, or litigation.
Community Management Statement (CMS) references.

This provides buyers with a transparent view of the scheme’s financial health and governance.

Form 33 vs. Form 34

Sellers often confuse Form 34 with Form 33. Both are body corporate certificates, but apply to different scheme types. Here’s a quick comparison:

Aspect	Form 33 (Body Corporate Certificate)	Form 34 (Body Corporate Certificate)
Purpose	Used for most community title schemes	Used for two-lot schemes
Content	Financials, levies, insurance, CMS	Similar details but tailored for smaller schemes
Who Provides It	Body corporate manager/committee	Body corporate manager/committee or both lot owners must sign.

How to Obtain Form 34

Request from body corporate manager or secretary – the form must be completed by the body corporate.
Provide scheme details – including lot description and owner information.
Pay any prescribed fee – a certificate fee is usually payable.
Receive the certificate – ensure it’s the most up-to-date version before attaching it to disclosure documentation.

Why Form 34 Matters

For Buyers: Protects them from hidden costs or disputes.
For Sellers: Ensures compliance and reduces the risk of termination.
For Conveyancers/Agents: Provides the certainty needed for smooth settlements.

Common Pitfalls to Avoid

Using the wrong certificate (mixing up Form 33 and 34).
Submitting outdated or incomplete details.

Example: If you provide Form 33 in a two-lot scheme instead of Form 34, the buyer’s solicitor can claim the disclosure is defective and terminate the deal

Conclusion

For two-lot community title schemes, Form 34 is as critical as Form 33 is for larger schemes. Getting it right means a compliant disclosure package and a smoother settlement. Getting it wrong can mean starting the sale process all over again.

Always confirm whether Form 33 or Form 34 applies to your sale, and obtain the certificate from the body corporate as early as possible. For professional guidance, consult your conveyancer or solicitor to stay compliant with the rules from 1 August 2025 onward.

Introduction

When buying or selling a property in Queensland that sits within a community title scheme, body corporate disclosure is critical. Under the Body Corporate and Community Management Act 1997 (BCCM), sellers may be required to provide specific certificates that summarise financial and administrative details about the scheme. One of these is Form 34: Body Corporate Certificate.

For buyers, this document provides peace of mind. For sellers, it is a compliance obligation. Here’s what Form 34 is, when it applies, and why it matters.

What is Form 34?

Form 34: Body Corporate Certificate is an official document issued under the BCCM Act. It is used in particular sale scenarios (most notably two-lot community title schemes) where a seller must disclose body corporate information to a prospective buyer.

The certificate is designed to give a snapshot of the financial and administrative status of the body corporate, helping buyers understand what they’re committing to.

When is Form 34 Required?

Form 34 typically applies in:

Two-lot community title schemes where different disclosure rules now apply under the new Seller Disclosure regime.

Failure to provide an accurate Form 34 can give buyers the right to terminate a contract, making compliance essential.

What Information Does Form 34 Contain?

A completed Form 34 usually includes:

Financial details: contributions levied, outstanding amounts, and sinking fund balances.
Insurance cover: current policies and premium details.
Body corporate assets and liabilities.
Notices or disputes: including any orders, outstanding issues, or litigation.
Community Management Statement (CMS) references.

This provides buyers with a transparent view of the scheme’s financial health and governance.

Form 33 vs. Form 34

Sellers often confuse Form 34 with Form 33. Both are body corporate certificates, but apply to different scheme types. Here’s a quick comparison:

Aspect	Form 33 (Body Corporate Certificate)	Form 34 (Body Corporate Certificate)
Purpose	Used for most community title schemes	Used for two-lot schemes
Content	Financials, levies, insurance, CMS	Similar details but tailored for smaller schemes
Who Provides It	Body corporate manager/committee	Body corporate manager/committee or both lot owners must sign.

How to Obtain Form 34

Request from body corporate manager or secretary – the form must be completed by the body corporate.
Provide scheme details – including lot description and owner information.
Pay any prescribed fee – a certificate fee is usually payable.
Receive the certificate – ensure it’s the most up-to-date version before attaching it to disclosure documentation.

Why Form 34 Matters

For Buyers: Protects them from hidden costs or disputes.
For Sellers: Ensures compliance and reduces the risk of termination.
For Conveyancers/Agents: Provides the certainty needed for smooth settlements.

Common Pitfalls to Avoid

Using the wrong certificate (mixing up Form 33 and 34).
Submitting outdated or incomplete details.

Example: If you provide Form 33 in a two-lot scheme instead of Form 34, the buyer’s solicitor can claim the disclosure is defective and terminate the deal

Conclusion

For two-lot community title schemes, Form 34 is as critical as Form 33 is for larger schemes. Getting it right means a compliant disclosure package and a smoother settlement. Getting it wrong can mean starting the sale process all over again.

Always confirm whether Form 33 or Form 34 applies to your sale, and obtain the certificate from the body corporate as early as possible. For professional guidance, consult your conveyancer or solicitor to stay compliant with the rules from 1 August 2025 onward.