Start with what has changed
At the inspection, note additions and alterations: a deck, shed, carport, extra bathroom, enclosed space or pool. Ask the agent what work was done, when it was done and what records the seller holds. An answer such as 'it was like that when we bought it' is a reason to investigate, not proof of approval.
Do not assume that every alteration needed the same approval, or that every older structure is unlawful. Requirements depend on the work and the rules applying at the time. Equally, age alone does not prove a structure is approved. A solicitor can identify the records to request; a building certifier or council may need to clarify the technical position.
A building inspection and a records search do different jobs
A building and pest inspection assesses matters within the inspector's scope, including condition and accessible defects. It is not automatically a council approvals audit. Tell the inspector about alterations that concern you and ask what their report will and will not cover.
Sunshine Coast Council offers property searches covering building, plumbing and development information, as well as other property records. Search availability, fees and turnaround differ. Ask which searches suit this property and what gaps may remain, rather than ordering a generic package and assuming it answers everything.
Check the land beneath the improvements
A title search and registered plan can identify the lot and registered interests such as easements. Compare that information with how you expect to use the yard. A planned extension, pool or shed may need more investigation if an easement or other restriction affects its proposed location.
The title does not tell you whether a bathroom was approved or a deck is structurally sound. Planning information, approvals records and physical inspections answer different questions. Your due diligence should connect those pieces rather than treating one document as a complete picture.
Form 2 is the starting point, not a condition report
Queensland's seller disclosure scheme began on 1 August 2025. It generally requires sellers to provide the disclosure statement and prescribed documents before the buyer signs, subject to exceptions. That does not mean every renovation, defect or property risk is covered.
The Queensland Government specifically identifies matters outside the scheme, including building and pest condition, structural soundness, flooding history and building or development approvals. Read the disclosure carefully, then investigate the questions it does not answer. Termination rights for disclosure problems have conditions; do not assume any missing detail lets you walk away.
Resolve important gaps before you commit
If the extra room is essential to your purchase, say so before signing. Your solicitor can advise on further enquiries and whether a tailored condition is appropriate. A standard building and pest condition should not be assumed to give a broad right to terminate for any approvals concern. An extension of time also depends on the contract and the other party's agreement.
Send the contract and disclosure documents with a short list of the improvements you want checked. Include your plans for the property. That helps focus the review on the house you are actually buying, not just its address and purchase price.
Sources and local information
General information about Queensland law, not legal advice for your situation.