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

The Form 2 covers title and encumbrances, land use and planning, building and pool compliance, rates and water charges, and body corporate information for scheme land. The full list of parts and the prescribed certificates that must accompany it are set out on our Form 2 seller disclosure page.

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.

Do I need a Section 32 to sell a house in Queensland?

No. Section 32 is a Victorian document and it has no standing here. A Queensland seller gives a Form 2 seller disclosure statement, with its required certificates, before the contract is signed.

When did Queensland introduce seller disclosure?

1 August 2025, under the Property Law Act 2023 (Qld). Before that date Queensland had no single disclosure statement, which is why sellers moving up from Victoria often assume the paperwork is lighter here. It is not any more.

Which law requires seller disclosure in Queensland?

The Property Law Act 2023 (Qld). Victoria’s equivalent obligation sits in the Sale of Land Act, which is where the Section 32 name comes from in the first place.

Can my Victorian conveyancer handle my Queensland sale?

No. Licensed conveyancers are a Victorian occupation and the role does not exist in Queensland, where conveyancing is legal work done by solicitors. You need a Queensland firm to prepare the Form 2 and run the transaction.

Is seller disclosure the same in every Australian state?

No. Each state runs its own regime, with its own name, its own documents and its own timing. Assuming your home state’s version carries over is a common and expensive mistake for interstate sellers.