Form 2: Queensland's New Seller Disclosure Statement — What Every Buyer Needs to Know

A major shift in how Queensland

property is sold came into effect on 1 August 2025. Here's what the Form 2 means for your purchase, and where you still need to do your own homework.

What is the Form 2?

From 1 August 2025, Queensland's Property Law Act 2023 requires all residential property sellers to provide buyers with a Seller Disclosure Statement, known as the Form 2 , before a contract is signed.

This is a significant change. Previously, Queensland sellers were only required to disclose limited information upfront, placing most of the information-gathering burden on buyers. The Form 2 shifts Queensland away from the traditional "buyer beware" approach, giving buyers more transparency from the very start of the sale process.

What does it cover?

The Form 2 is structured across six key parts:

Part 1: Seller & property details

Part 2: Title & encumbrances

Part 3: Easements, covenants & leases

Part 4: Rates & utilities

Part 5: Body corporate details

Part 6: Prescribed certificates

Prescribed certificates that must accompany the Form 2 include a body corporate certificate and community management statement (for community title schemes), plus notices under the QBCC Act, Building Act, Planning Act, and Environmental Protection Act.

What it does NOT cover — critical for buyers

⚠ The Form 2 is not a substitute for your own due diligence

The Form 2 does not require disclosure of flooding history, structural soundness, or pest infestation. These remain entirely your responsibility as a buyer.

This means building and pest inspections, flood mapping checks, and asbestos assessments are still on you. The Form 2 tells you a lot about legal title and encumbrances; it tells you nothing about whether the roof leaks, the neighbourhood floods, or the walls contain asbestos.

Don't mistake transparency at the contract stage for a clean bill of health on the property itself.

The buyer's termination right — and it's powerful

🔴 If the Form 2 is incomplete or inaccurate, a buyer can terminate at any time before settlement. That means even after the contract goes unconditional. Even after the seller has bought their next home. Even after the moving boxes are packed.

A termination right also exists where there are inaccuracies or omissions about a material matter, something the buyer was unaware of and would not have entered the contract knowing the correct state of affairs.

For sellers and their agents, this makes accuracy in the Form 2 non-negotiable. For buyers, it's powerful protection, but only if you actually read the document carefully before signing.

What this means for you as a buyer

✅ Use the Form 2 as your first line of information, not your only one

Read it carefully before signing anything. Cross-check the encumbrances, easements, and any attached notices.

But treat the Form 2 as a starting point, not a finish line. The big-ticket risks — flooding, building defects, pest damage, and asbestos, still require independent investigation. That's exactly where having an experienced buyer's agent in your corner makes the difference.

The rules have changed, but the risks haven't disappeared — they've just shifted. If you're buying in Queensland, you need someone in your corner who knows exactly what to look for. Book a free discovery call today.