AI Contract Review for Queensland Buyers
Queensland uses the REIQ Contract for Houses and Residential Land or, for unit and townhouse purchases, the REIQ Contract for Lots in a Community Titles Scheme. Both contracts use a familiar reference schedule format. Realestate Lens reviews the reference schedule, the standard terms, and any special conditions, plus the new statutory seller disclosure introduced in 2025.
What we read in QLD
Realestate Lens reviews every document attached to a typical Queensland property contract.
REIQ Houses & Residential Land contract
Standard form for houses, vacant land and rural lifestyle.
REIQ CTS contract
Standard form for unit and townhouse purchases under a Community Titles Scheme.
Seller Disclosure Statement (Form 2)
Mandatory disclosure under the Property Law Act 2023 covering title, encumbrances, body corp, notices and zoning.
Title search and CMS plan
Easements, covenants, encumbrances, body corporate scheme details.
Body corporate disclosure statement
Levies, sinking fund, insurance, by-laws, recent EGM/AGM resolutions.
Pool safety certificate
Where applicable — confirms compliance with Queensland pool fencing regulations.
What we flag in QLD contracts
Issues we routinely surface for buyers in Queensland.
Finance condition
We confirm the finance date, lender, and amount in the reference schedule. We flag where the date is too short, the lender is named in a way that limits the buyer’s flexibility, or the ‘subject to finance’ clause has been waived.
Building and pest condition
We extract the building & pest inspection date and check whether reports have been ordered. We flag where the date is unreasonably short or has been waived.
Seller Disclosure Statement issues
The 2025 disclosure regime gives buyers significant rights if the disclosure is incomplete or misleading. We compare the disclosure against the contract and title and flag inconsistencies.
Body corporate health
Where the property is part of a Community Titles Scheme, we extract administrative and sinking fund levies, by-law restrictions, recent special levies and any disclosed litigation. Underfunded sinking funds in older buildings are flagged as a long-term cost risk.
Pool safety
If the property has a pool, the seller must give a compliance certificate or notice of no certificate. We flag where neither is attached and the buyer may inherit compliance costs.
Special conditions
We score every special condition. Common red flags include early release of deposit, unusual chattels and inclusions wording, electronic settlement clauses and conditions favouring the seller’s nominated suppliers.
Cooling-off in QLD
5 business days from the day the buyer receives a copy of the signed contract (Property Law Act 2023). 0.25% of purchase price forfeited if exercised. Cooling-off does NOT apply to: auction purchases, contracts where the buyer has obtained a lawyer’s certificate waiving cooling-off, or where the property is bought by a publicly listed corporation.
Relevant legislation
Property Law Act 2023 (QLD), Property Occupations Act 2014 (QLD), Body Corporate and Community Management Act 1997 (QLD). Note: from 1 August 2025, sellers must give buyers a Seller Disclosure Statement before the contract is signed.
Example issues found in QLD contracts
Real-world examples the AI risk framework looks for. Every one of these has been flagged in at least one buyer’s report.
- Finance date 7 days from contract — too tight to obtain unconditional approval
- Building & pest condition waived in the special conditions
- Seller Disclosure Statement missing recent body corporate special levy resolution
- Body corporate sinking fund balance of $4,000 against $480k of estimated 10-year capital works
- Pool on title with no Pool Safety Certificate and a Notice of No Certificate omitted
- Special condition tying buyer to seller’s nominated panel of solicitors and conveyancers
- Deposit released to seller on contract date instead of held in agent’s trust account
- Cooling-off waived via lawyer’s certificate signed without buyer reading the contract
QLD contract review FAQ
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Not legal advice
Realestate Lens is a first-pass risk report designed to help you ask better questions of a Queensland solicitor or conveyancer. Always have your contract reviewed by a qualified practitioner before exchange. See how we handle your contract and AI vs solicitor — what each is for.
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