With the 2032 Olympics on the horizon, a sunny climate and proximity to both the Gold and Sunshine Coasts, Brisbane is attracting a new wave of homebuyers and investors.
But amid the buzz, one step remains as important as ever: conducting a thorough property search and understanding what you still need to do as a buyer.
You may feel like you need to act quickly when making a purchase but overlooking this step can result in serious legal or financial consequences.
What is A Property Search?
A property search uncovers legal, zoning, or structural issues affecting the property. While many are now part of the seller disclosure process, certain checks must still be arranged by the buyer.
A quality conveyancer will help guide you through what you need to check to ensure the property is what it appears to be.
What is Changing for Buyers?
As of 1 August 2025, Queensland’s new seller disclosure laws require sellers to provide potential buyers with a detailed disclosure statement before signing a contract. Failure to comply can lead to serious consequences.
This statement must includes key details, including:
- Property title information
- Council zoning
- Details of existing or approved building work
- Body corporate information
- Any statutory notices or orders affecting the property
Still, not everything is covered. Flood risk searches, council approvals, and pest inspections are still the responsibility of the buyer.
Searches Sellers Must Provide
Under the new legislation, sellers must provide:
- Title search: Confirms legal ownership and checks for issues like mortgages or easements.
- Zoning and planning search: Indicates what can be built on or near the land.
- Land tax clearance: Ensures no unpaid land tax is passed on
- Body corporate records search (for units or townhouses): Reviews financials, levies, and disputes.
Searches That Buyers Must Organise
These important checks are not part of the mandatory disclosure:
- Flood and bushfire risk reports: Essential in Brisbane's suburbs that are vulnerable to natural hazards.
- Building and pest inspections: Checks for structural issues, termites, or other damage that might impact the physical condition.
- Council approvals: Reveals unapproved structures, past development applications or outstanding council rates.
Your conveyancer may recommend additional pre-purchase reports, but these examples are the basics.
Real-World Risks of Skipping Searches
Property issues can affect your finance approval, ability to negotiate purchase price, or even proceed with the sale. That's why searches are crucial. For example, you might discover a renovation was done without council approval, or that the home sits in a flood zone with high insurance premiums. A good conveyancer will clearly explain any risks before you decide to sign.
Who Performs Property Searches?
Searches are typically handled by a solicitor who knows what is relevant based on the property type and location and can flag anything concerning in the contract. They can also advise on cooling-off periods and other legalities.
Some buyers take a DIY approach using online tools, but this can be risky if you're unfamiliar with Queensland's property laws.
Professional fees typically range from $300 to $800+, depending on the type and number of searches required.
Brisbane-Specific Considerations
Brisbane’s landscape presents some unique challenges to consider during the buying and selling process:
- Flooding is a major concern in suburbs near the river. Flood risk can affect insurance premiums, resale value, and even property safety.
- Heritage overlays may limit renovations or developments in some inner-city suburbs.
- Zoning and planning rules can vary significantly in fast-growing regions like Moreton Bay, Logan, or Ipswich. New infrastructure projects can influence your property’s value or permitted use.
How to Start Your Property Search
Even with these new seller disclosure rules in place, it’s still important to follow a clear step-by-step process which a qualified conveyancer can guide you through:
- Identify the house or property you’re interested in and gather basic details (address, title reference).
- Review seller-provided information and documentation carefully.
- Order additional searches such as flood reports, council approvals, and inspections.
- Work with a qualified conveyancer or property lawyer to interpret search results and guide you through the legal requirements.
Property searches might seem complex, but they're a vital step in buying with confidence. By working with experienced real estate agents, you can protect your investment and avoid unnecessary stress.
At Penrose, we're passionate about helping clients buy or sell their dream home or investment. Feel free to reach out anytime for guidance.