## The Moment You Realise You Should Have Checked

Picture this: a couple signs a contract on a tidy Queenslander in Rocklea. The price felt right, the inspection was glowing, and they were swept up in the relief of finally winning after three months of searching. Six weeks later, they're handed the keys — and a neighbour casually mentions the backyard went under in the 2011 floods. A quick check of Brisbane City Council's flood mapping would have shown it clearly. The property wasn't undisclosed in any illegal sense; they just never asked.

Due diligence isn't about distrust. It's about knowing exactly what you're buying before you're legally bound to buy it. In Brisbane, where flood history, heritage overlays, council zoning, and infrastructure corridors all intersect with property values, the checklist is longer than in most Australian cities. But it's manageable if you know what to look for.

Here's how to do it properly.

## Start With the Title Search

Every property purchase should begin with a title search through the Queensland Titles Registry. This document confirms who legally owns the property, whether there are any mortgages or caveats registered against it, and whether any third parties have a legal interest you'd be inheriting.

Your conveyancer will typically run this as a matter of course, but you should understand what they're looking at. Key things to check:

- **Registered owner**: Does it match the seller named in the contract?
- **Encumbrances**: Are there mortgages, charges, or caveats that need to be discharged before settlement?
- **Easements and covenants**: These are registered on title and can significantly affect what you can do with the land (more on these below)
- **Lot and plan number**: Confirm this matches the property you're buying, not an adjacent lot

In Queensland, the standard REIQ contract includes a title search as part of the due diligence period. Don't waive it.

## Flood Mapping: A Brisbane-Specific Priority

This is the one that catches buyers out more than anything else in South East Queensland. Brisbane has three distinct flood risk categories that affect property values and insurability differently: overland flow flooding, creek flooding, and river flooding.

Brisbane City Council's **FloodWise Property Report** is free, publicly available, and takes about two minutes to generate. It will tell you:

- Whether the property is in a defined flood area
- The estimated flood level for a 1-in-100-year event
- Overland flow paths that cross the lot
- Applicable planning overlays

For context, suburbs like Rocklea, Oxley, and Chelmer carry well-documented river flood risk. Toowong and Fig Tree Pocket have pockets of creek flood exposure. Even parts of inner-city suburbs like West End and Milton have overland flow issues that aren't always obvious at street level.

Don't rely on the seller's disclosure alone. Pull the report yourself, and if the property shows any flood flag, get a flood certificate and speak to a town planner before proceeding. Flood-affected properties can still be excellent purchases — but the price should reflect the risk, and your insurance costs will be materially higher.

## Planning and Zoning: What Can Actually Be Built

Brisbane City Council's **PD Online** (Planning and Development Online) portal shows you the zoning of any property and what can be built on it or nearby. This matters whether you're buying a family home or an investment.

For a house buyer, key questions include:
- Is the property in a Low-Medium Density Residential zone that allows dual occupancy or secondary dwellings?
- Are there character or traditional building overlays that restrict demolition or major renovation?
- Is the property in a heritage overlay?

For an investor or developer, zoning determines your exit options. A property zoned Low-Medium Density Residential (LMR) in suburbs like Nundah, Lutwyche, or Woolloongabba can potentially accommodate townhouses or small unit developments — but only if the site area, frontage, and overlay conditions align.

**Heritage listings** deserve special mention. Brisbane has hundreds of individually listed heritage properties and several heritage precincts — Paddington, New Farm, and parts of Toowong among them. Heritage listing doesn't make a property unbuyable, but it does constrain what you can alter, and council approval for even minor works can be more involved than on a standard property.

## Infrastructure Plans: What's Coming to the Neighbourhood

This is one of the most underused research steps, and it can cut both ways.

Brisbane is mid-way through a decade of infrastructure investment tied to the 2032 Olympic Games and broader South East Queensland growth. The Cross River Rail project has already changed buyer sentiment around stations like Woolloongabba, Boggo Road, and Albert Street. The Brisbane Metro is reshaping bus and transit corridors. The Coomera Connector is opening up the southern corridor.

But infrastructure can also hurt. Check whether a property sits within a proposed road widening corridor, a future busway alignment, or a rail extension zone. The Queensland Department of Transport and Main Roads publishes corridor protection maps. If your property is flagged, the government may have resumption rights — meaning they can compulsorily acquire part or all of the land.

Also check for proposed high-density development nearby. A quiet street in Fortitude Valley or Newstead can change character quickly when a 20-storey residential tower gets approved on the adjacent block. PD Online shows current development applications and approved permits.

## Building and Pest Inspection

In Queensland, building and pest inspections are typically conducted during the due diligence period (usually five to fifteen business days under a standard REIQ contract). Don't treat this as a formality.

A thorough building inspection covers:
- Structural integrity (stumps, subfloor framing, roof structure)
- Water damage and moisture ingress
- Electrical and plumbing condition (visual inspection only)
- Safety hazards including asbestos presence (common in pre-1990 Brisbane homes)
- Retaining walls and drainage

Pest inspection covers active termite activity and evidence of past damage. In Brisbane's subtropical climate, termite activity is genuinely common — particularly in older Queenslanders with timber stumps and flooring. An active infestation doesn't necessarily kill a deal, but untreated historical damage to structural timbers can be expensive to remediate.

Use a licensed inspector who carries professional indemnity insurance. Expect to pay $400–$700 for a combined building and pest inspection on a standard house. For larger properties or those with known issues, budget more. Never use an inspector recommended by the selling agent.

## Easements and Covenants: The Hidden Constraints

Easements give third parties a legal right to use part of your land for a specific purpose — typically a sewerage line, stormwater drain, or electricity infrastructure running through the property. They're registered on title and transfer with the property.

The practical impact varies. A sewerage easement running across the rear of a 600sqm block might prevent you from building a pool or extending a structure over it. An easement for access might mean a neighbour has the legal right to cross your driveway. Before you buy, understand exactly what easements exist and where they sit on the lot.

Covenants are restrictions on how the land can be used. They're common in newer estates and can specify minimum build quality, prohibit certain materials, or restrict subdivision. Some covenants are time-limited; others run with the land indefinitely. Your conveyancer should flag all of these, but it's worth asking specifically.

## Body Corporate Records: For Unit Buyers

If you're buying a unit, townhouse, or any property within a community titles scheme, body corporate records are essential reading. Queensland law entitles buyers to request these records, and a thorough review will tell you:

- **Sinking fund balance and forecast**: Is there enough money set aside for major capital works? A sinking fund with $20,000 across a 40-unit complex is a red flag.
- **Recent AGM minutes**: What issues are being discussed? Ongoing disputes, deferred maintenance, and contentious by-law changes all show up here.
- **Insurance**: Is the building insured for full replacement value? Is the policy current?
- **Levies**: What are the current admin and sinking fund levies, and are any special levies proposed?
- **Litigation**: Is the body corporate involved in any legal proceedings?

A body corporate search typically costs $200–$400 through a specialist search firm and takes two to five business days. It's one of the highest-value checks you can run on a unit purchase.

## Contract Review: Don't Skip the Lawyer

In Queensland, property contracts are typically on the standard REIQ form, but they're not all identical. Special conditions can be added by either party, and what's in those conditions matters.

Have a solicitor or licensed conveyancer review the contract before you sign, not after. Key things they'll check:

- **Settlement date and conditions**: Are the timeframes realistic for your finance?
- **Inclusions and exclusions**: What fixtures, fittings, and chattels are included? Disputes over dishwashers and light fittings are more common than you'd think.
- **Deposit terms**: When is the deposit released to the vendor?
- **Special conditions**: Are there any unusual clauses that limit your rights or obligations?
- **FIRB requirements**: If you're a foreign buyer, approval from the Foreign Investment Review Board is required.

Conveyancing in Queensland typically costs $1,200–$2,000 for a standard purchase. It's not the place to cut corners.

## Neighbourhood Research: The Stuff That Doesn't Appear in Documents

Some of the most important due diligence isn't in any official record. Spend time in the neighbourhood at different times of day. Visit on a weekday morning, a Friday night, and a Sunday afternoon. Talk to people.

Things worth checking:

- **Schools**: Check the catchment boundaries for state schools at the Queensland Department of Education website. Catchment boundaries change, and being inside a sought-after catchment (like Bardon, Kenmore, or Indooroopilly) can add measurable value.
- **Noise and flight paths**: Brisbane Airport's flight paths shift seasonally. The Brisbane Airport Corporation publishes noise contour maps. Suburbs like Hendra, Clayfield, and parts of Hamilton sit under active flight corridors.
- **Proposed developments**: Check PD Online for any development applications within 500 metres. A proposed childcare centre, fast food outlet, or high-density residential development on an adjacent lot could affect your amenity and value.
- **Crime statistics**: Queensland Police publish suburb-level crime data. It's not a reason to avoid a suburb, but it's worth knowing the baseline.
- **Strata or community title issues**: For units, walk the common areas. Are they well-maintained? Is there visible deferred maintenance on the building exterior, lifts, or car park?

## Your Brisbane Due Diligence Checklist

Here's the complete list in one place:

**Legal and Title**
- Title search (confirm ownership, encumbrances, easements)
- Contract review by solicitor or conveyancer
- FIRB approval if required
- Confirm lot and plan number matches property

**Planning and Council**
- FloodWise Property Report (Brisbane City Council)
- PD Online zoning check
- Heritage overlay check
- Corridor protection mapping (DTMR)
- Nearby development applications

**Physical Condition**
- Building and pest inspection by licensed inspector
- Asbestos assessment if pre-1990 construction
- Retaining wall condition
- Pool safety certificate (if applicable)

**For Units and Townhouses**
- Body corporate records search
- Sinking fund review
- AGM minutes (last two years minimum)
- Insurance certificate of currency
- By-laws review

**Neighbourhood**
- School catchment confirmation
- Flight path and noise check
- Crime statistics
- Infrastructure and road corridor plans
- In-person visits at varied times

## How Long Does Due Diligence Take?

Under a standard REIQ contract, the due diligence period is typically five business days, though buyers can negotiate this to ten or fifteen days on more complex properties. Use every day of it. Rushing due diligence to appear committed is one of the most expensive mistakes buyers make.

If you're buying at auction, due diligence must be completed *before* you bid. Auction contracts are unconditional — there's no cooling-off period and no due diligence clause. This means pulling flood reports, booking inspections, and reviewing title before auction day. It's entirely doable; it just requires planning.

## Making Research Faster Without Cutting Corners

The volume of research involved in a serious property purchase can feel overwhelming, especially when you're tracking multiple properties simultaneously. Pulling flood reports, checking zoning, reviewing comparable sales, and researching suburb infrastructure for three or four properties at once is genuinely time-consuming.

PropertyLens consolidates much of this research for Brisbane properties — flood overlays, planning constraints, heritage listings, comparable sales, and suburb analytics are all accessible from a single property report. It doesn't replace a building inspector, a conveyancer, or a body corporate search firm. But it can significantly reduce the time between finding a property and knowing whether it's worth pursuing further.

The goal of due diligence isn't to find a reason not to buy. It's to buy with confidence, knowing exactly what you're getting. That knowledge is worth every hour you put into it.