Does Queensland have a Section 32? What sellers need to know

Quick answer: No – Queensland doesn’t have a Section 32. That’s a Victorian term for the vendor’s statement under Victoria’s Sale of Land Act. Queensland’s equivalent is the seller disclosure statement (Form 2), which sellers must give buyers before a contract is signed, under the Property Law Act 2023 (Qld), in effect from 1 August 2025.

Moved to Queensland from down south, or just heard a mate mention a Section 32? It’s a term that gets thrown around a lot – but if you’re buying or selling in Queensland, it’s the wrong one. Here’s what actually applies up here, and what you need to have ready before you go to market.

Where “Section 32” comes from

A Section 32 is a Victorian thing. Down in Victoria, sellers must give buyers a vendor’s statement – named after section 32 of that state’s Sale of Land Act – setting out key information about the property before the buyer signs. It’s become such common shorthand that people assume every state has one and call any pre-contract disclosure a “Section 32.” Queensland does the same job, just with a different name and its own set of rules.

Queensland’s version: the Form 2 seller disclosure statement

Since 1 August 2025, Queensland has had a formal seller disclosure regime under the Property Law Act 2023. Before a contract of sale is signed, the seller must give the buyer a disclosure statement – the Form 2 – along with the required certificates and documents about the property.

If you’ve already been handed one, we’ve covered what a Form 2 means for buyers and the termination rights that come with it in detail. Sellers can read the full breakdown on our Form 2 seller disclosure service page.

The idea is the same as Victoria’s: give buyers key information up front so they know what they’re taking on before they commit, rather than discovering problems after they’re locked in.

Section 32 vs Form 2: how they compare

For anyone used to the Victorian system, here’s the quick translation.

Same purpose, different name and different detail. So if you’re selling in Queensland, “vendor statement” and “Section 32” are the wrong words to search – what you need is a Form 2 seller disclosure statement.

What the seller has to disclose

Broadly, the Form 2 and its attachments cover important information about the property and its title – the kind of things a buyer would reasonably want to know before signing. Getting it complete and correct is the seller’s responsibility, and gaps or mistakes can have consequences for the contract, including handing the buyer a right to walk away.

Because the regime is still relatively new, plenty of sellers – and even some agents – are still getting their heads around exactly what’s required and when. That’s where getting it right the first time really pays off.

Why this matters if you’re selling

Under the Queensland rules, disclosure happens before the contract is signed – so it’s not something to leave until the last minute. A properly prepared seller disclosure statement keeps your sale on track and reduces the risk of a buyer having an out later because something wasn’t disclosed correctly. A missing certificate or a wrongly completed Form 2 can be the difference between a clean settlement and a buyer terminating weeks in.

If you’re selling in Queensland and you’re not sure what your Form 2 needs to include, we handle seller disclosure day in, day out. Take a look at our seller disclosure service, or get in touch and we’ll make sure your paperwork is buttoned up before you go to market – no Victorian jargon required.

Call us on 07 3088 7675 (Monday to Friday, 9:00am – 5:00pm) or send us a message.

Frequently asked questions

Does Queensland have a Section 32?

No. Section 32 is a Victorian term for the vendor’s statement. Queensland’s equivalent is the seller disclosure statement (Form 2) under the Property Law Act 2023.

What is the Queensland equivalent of a Section 32?

The seller disclosure statement, known as the Form 2, which sellers must give buyers before a contract is signed. It came into effect on 1 August 2025.

Is a Section 32 the same as a vendor statement in Queensland?

“Vendor statement” and “Section 32” are Victorian terms. Queensland doesn’t use either officially – the correct document here is the Form 2 seller disclosure statement.

When does a seller have to provide disclosure in Queensland?

Before the contract of sale is signed. The buyer must receive the seller disclosure statement and required documents up front, not after signing.

Who prepares the seller disclosure statement?

It’s the seller’s responsibility, but most sellers have their law firm prepare it to make sure it’s complete and correct – because errors can affect the contract.

The rules sit in the Property Law Act 2023 (Qld). All information is general in nature and does not constitute legal advice.