When you're buying or developing property in Queensland, there's more to due diligence than just checking the Certificate of Title. Two critical documents that often fly under the radar are Section 165 and Section 166 planning certificates—what Council provides under the Planning Act 2016.
Order the right document
Which TitleFinder product matches this check?
Use the article as a reference, then order the actual record below when you need evidence for a purchase, conveyancing file, council check or due-diligence review.
Current Title / State Lease
Start here to confirm the current registered owner, title reference and registered interests.
$74.50 · Order this document
Image of Survey Plan (SP/RP)
Use this when the physical plan, lot boundaries, strata plan or access layout matters.
$85.90 · Order this document
Not sure which document fits? Start with the current title search, then add the plan or instrument if the title points to one.
What Is a Section 165 Certificate?
A Section 165 planning certificate shows the current planning status of a property. It reveals:
- Zoning under the local planning scheme
- Applicable planning overlays (e.g., flood, bushfire, heritage)
- Any approved development applications affecting the land
- Planning scheme policies that may apply
- Future planning intentions for the area
This certificate is mandatory for vendor disclosure when selling property in Queensland. The seller must provide this within 14 days of a contract being signed.
What Is a Section 166 Certificate?
A Section 166 building classification certificate confirms the building's classification under the Building Code of Australia. It shows:
- Current building classification (e.g., Class 1a dwelling, Class 2 apartment building)
- Any building approvals or certifier decisions
- Required fire safety measures
- Annual occupancy permit status (for commercial buildings)
This is particularly important for commercial property buyers and developers proposing changes to a building's use.
Why These Certificates Matter
Many buyers skip these certificates assuming the title search covers everything. It doesn't. A Section 165 certificate can reveal:
- Your dream home is in a flood overlay zone
- Commercial activities you're planning may need town planning approval
- The property is designated for future road widening
- There are heritage overlay restrictions you weren't aware of
How to Order These Certificates
Both certificates are ordered through the relevant local council. Fees typically range from $50-$200 depending on the council and turnaround time. Turnaround is usually 5-10 business days, though some councils offer rush orders.
At TitleFinder, we can arrange these certificates as part of your due diligence package. Prices start from $74.50 for a current title search, with Section 165/166 certificates available as add-ons.
What to Look For
When you receive these certificates, check for:
- Zoning — Does it match your intended use?
- Overlays — Are there restrictions that affect your plans?
- Approvals — Has there been recent development activity?
- Future intentions — Is the council planning changes to the area?
Bottom Line
A title search tells you who owns the land. A Section 165 certificate tells you what you can do with it. For any serious property purchase or development in Queensland, both are essential.