Quick Answer
A Queensland strata property title search confirms lot ownership, encumbrances, easements, leasehold status, and body corporate obligations. Before exchanging on a unit or townhouse, order the current title, the registered survey or unit plan, and any instruments listed on the title. These documents answer the questions that matter most: what you are buying, what restricts your use, and what costs attach to the lot.
Why Strata Titles Are Different in Queensland
Strata properties in Queensland are sold under either a Building Units Plan (BUP) or a Group Titles Plan (GTP), both now governed by the Body Corporate and Community Management Act. The title for your individual lot sits within a community titles scheme. That means your property rights are shared with other lot owners and governed by body corporate by-laws.
Unlike a freestanding house, a strata title can carry restrictions you cannot see from the street. Easements for services often run through or under the building. Common property boundaries may differ from what you assume. And in parts of coastal Queensland, the underlying land may actually be leasehold, not freehold.
Strata Buyer Checklist: What to Search and Why
1. Current Title Search
The current title confirms the registered owner, the tenure type (freehold or leasehold), and every encumbrance, easement, and covenant registered against the lot. This is the starting document for any strata purchase.
Order this first. If the title shows a state lease rather than freehold, you will need the State Lease search as well. The current title also lists any writs or judgment debts affecting the lot — relevant if a prior owner has debts secured against the property.
Through TitleFinder, a Current Title / State Lease search for Queensland is $74.50 AUD.
2. Survey Plan or Unit Plan
The registered plan defines your lot boundaries, common property, and lot entitlements. Lot entitlements determine your voting power and your share of body corporate costs. Check whether the plan shows exclusive use areas — such as a courtyard or car space — and confirm these are properly registered, not just informal arrangements.
Order the plan whenever the title references a BUP or GTP number, which is every strata title in Queensland.
3. Encumbrances, Easements, and Restrictive Covenants
Strata lots commonly carry easements for drainage, sewerage, electricity, and telecommunications. Some of these run through your lot or common property adjacent to it. A restrictive covenant might limit renovations, pet ownership, or short-term letting.
Cross-reference each easement or covenant on the title back to the registered instrument. The instrument gives you the full terms — a one-line entry on the title does not.
4. Body Corporate Records
The title does not include body corporate financial statements, meeting minutes, or by-laws. These must be obtained separately, typically through a body corporate search ordered during conveyancing. Look for:
- Outstanding special levies or pending major works
- Disputes between lot owners or with the body corporate
- By-laws that restrict pets, renovations, or short-term letting
- Insurance adequacy, especially in flood-prone or cyclone-affected areas
5. Leasehold vs Freehold Tenure
In parts of coastal and island Queensland, residential strata lots are built on state leasehold land. The title will show a state lease rather than a freehold estate. Leasehold brings additional risks: rent reviews, lease expiry dates, and conditions on improvements. If the title shows leasehold, read the lease instrument carefully and check the remaining term.
6. Flood and Coastal Risk
Queensland strata properties in low-lying or coastal areas face flood, storm surge, and erosion risks. The title does not show flood overlays, but encumbrances for revetment walls, coastal protection works, or council drainage easements are strong indicators. Combine your title search with a flood overlay check from the local council before committing.
Document Comparison: What Each Search Reveals
| Document | What It Reveals | When to Order |
|---|---|---|
| Current Title / State Lease | Ownership, tenure type, encumbrances, easements, covenants | Always — first document to obtain |
| Survey Plan / Unit Plan | Lot boundaries, common property, lot entitlements | Always for strata — verify entitlements and boundaries |
| Registered Instrument (easement, covenant) | Full terms of any restriction or right on the title | When the title lists encumbrances you need to understand |
| Body Corporate Records | Financials, by-laws, disputes, insurance, levies | Always — separate from the title search |
When to Order Additional Searches
Order extra instruments or documents when the current title shows any of the following:
- Easements you need the full terms for
- Restrictive covenants limiting your intended use
- A state lease rather than freehold tenure
- Writs or judgment debts on the title
- Building management statements or community management statements
Frequently Asked Questions
What is the difference between a unit title and a community title in Queensland?
Both are types of community titles scheme. A unit title is registered under a Building Units Plan (BUP) and is the older format. A community title can be registered under a Group Titles Plan (GTP) or a newer format plan. The key practical difference is the structure of common property and lot entitlements. The current title and survey plan will tell you which applies.
Do I need a body corporate search in addition to the title search?
Yes. The title search tells you what is registered against the lot. The body corporate search tells you the financial health, disputes, and by-laws of the scheme. Both are essential for a strata purchase. A title search alone will not reveal pending special levies or by-law restrictions on pets and letting.
Can I rely on the contract of sale for title information?
The contract should include a title reference and any disclosed encumbrances, but contracts can contain errors or omissions. Always verify the current title independently through official property records. The contract is the seller's representation; the title search is the verified fact.
This article is a practical guide, not legal advice. For specific questions about your purchase, consult a licensed conveyancer or solicitor.
Order the right TitleFinder document
Use this guide as a reference, then order the actual record that answers your question:
- Current Title / State Lease — $74.50
- Image of Survey Plan (SP/RP) — $85.90
- Image of Dealing Instrument — $91.80
If you are unsure, start with the current title search, then add the plan or instrument if the title points to one.
Need the title search? Use the TitleFinder product links above to order the current title, plan, instrument or state-specific property record you actually need.
