New body corporate certificates to apply from 1 August 2025
Big changes are here for anyone buying or selling a unit, townhouse or apartment in Queensland. From August 1, 2025, the way you handle body corporate certificates is undergoing a significant overhaul. You’re moving from the old disclosure statements to new, mandatory certificates and this shift is something you need to understand, whether you are a buyer, seller or real estate professional.
Goodbye Section 206, Hello Forms 33 & 34
The old Form 206 disclosure statement is no longer in use for existing lot sales. Instead, the new seller’s disclosure regime requires two new prescribed certificates:
- Form 33 – Body corporate certificate: This is the main document for most community titles schemes.
- Form 34 – Body corporate certificate for specified two-lot schemes: A simplified version specifically for two-lot schemes.
These new certificates are a “prescribed certificate” under the Property Law Regulation 2024 and sellers must provide them to a buyer before the buyer signs the contract. Failing to do so could give the buyer the right to terminate the contract at any time before settlement, which is a significant risk.
What’s New and What’s Different?
This change brings a number of key differences and new obligations:
- Mandatory for all existing lot sales: The new certificates are a required part of the disclosure process for almost all existing lot sales in Queensland.
- Only the body corporate can prepare the certificate: Unlike the previous statements, a body corporate manager or committee must now prepare the certificate for the lot. Sellers or their agents must send a written request to the body corporate.
- Tighter deadlines and new fees: Bodies corporate must provide the certificate within five business days of receiving a written request. They can charge a fee for this service.
- Priority requests are available: Need the certificate faster? You can pay an additional fee for a 24-hour turnaround. If the body corporate doesn’t meet this deadline, they must refund the priority fee.
More information for buyers: The new certificates aim to empower buyers by providing a standardized, detailed document. They will give you a clear picture of financial obligations, special levies, insurance coverage and other key details about the body corporate’s health.
What This Means for You
- For Sellers: You must now plan ahead. You can no longer leave the body corporate certificate to the last minute. Get your request in early to your body corporate or strata manager to avoid delays in your sale.
- For Buyers: This change is great news. You will receive more comprehensive and standardized information about the property’s body corporate before you commit to a purchase. You can use this information to make a more informed decision and to better understand your future obligations.
- For Body Corporates and Strata Managers: You must prepare for an increased volume of requests and have processes in place to meet the new five-business-day and 24-hour deadlines. You also need to ensure the information you provide is accurate and complete to avoid legal issues.
This new regime creates a more robust and transparent property market in Queensland, especially for those in community titles schemes. It shifts some of the responsibility of due diligence to the seller and gives buyers a stronger foundation for their purchasing decisions. Make sure you are aware of these changes and follow the new rules to ensure a smooth and successful property transaction.