Property Glossary: Australian Property Terms Explained in Plain English

A B C D E F G H I L M N O P Q R S T U V W Z

Purchasing Process

related guide

Auction Best & Final Offer Building and Pest Inspector Buyer's Advocate Cadastral Surveyor Comparable Sales Contract Conditions Contract of Sale Conveyancing in Queensland Cooling Off Period Days on Market Deposit Deposit Release Due Diligence Electronic Conveyancing EOI Campaign Exchange of Contracts Expression of Interest Finance Clause First Home Buyer Concessions Foreign Buyer Surcharge Form 2 Form 6 Gazumping Gazundering Insurance Broker Multiple Offer Situation Off Market Property Off the Plan Purchase Passed In Pre Approval Price Guide Price Withheld Principal Place of Residence (PPR) Private Treaty Property Accountant Property Manager Rate Notice Real Estate Institute of Queensland (REIQ) REIQ Contract Reserve Price Search Bundle Selling Agent Settlement Settlement Period Solicitor Subject to B&P Subject to Finance Sunset Clause Unconditional Contract Unconditional Date Under Contract Vendor Vendor Bid

Read the Before You Sign Guide →

Energy & Sustainability

Acceptable Outcome (AO)

A prescriptive standard in a planning scheme code that, if met, satisfies the corresponding Performance Outcome. It offers a clear way to demonstrate compliance without judgement. If it is not met, a development may still comply by demonstrating it achieves the Performance Outcome through an alternative solution.

Accepted Development

A category of development under the Planning Act 2016 (Qld) that does not require a development approval, provided it complies with any applicable accepted development requirements. Common examples include minor building works. Buyers should not assume that because something has been built, it was formally assessed.

Accepted Development (Subject to Requirements)

A category of development that does not require approval if it complies with specific requirements in the planning scheme or a regulation, such as setbacks, height or materials. If those requirements are not met, the development may become assessable and require approval. Confirm the applicable requirements before carrying out or relying on the work.

Acid Sulfate Soils

Soils containing iron sulfides that, when disturbed and exposed to oxygen, produce sulfuric acid. Found in some low-lying coastal and estuarine parts of the Noosa region. Disturbing these soils during construction or earthworks can trigger management obligations and remediation costs.

Adjustments at Settlement

Costs such as council rates, water charges or body corporate levies are adjusted between buyer and seller at settlement so each party only pays for the period they own the property.

Airtightness

A measure of how much uncontrolled air leaks through gaps and openings in a building's envelope. Poor airtightness lets conditioned air escape, making heating and cooling work harder. In Noosa's climate it generally works alongside deliberate cross ventilation rather than sealing airflow out entirely.

All Electric Home

A home with no gas connection that relies entirely on electricity for cooking, hot water, heating and cooling. Running costs depend on the appliances installed, household use, tariffs and any solar generation, rather than being fully electric alone. See also: Solar PV System, Battery Storage.

Amalgamation

The process of combining two or more separate lots into a single lot, the opposite of subdivision. Amalgamation generally requires a development approval and results in a single title. In Queensland it is a form of reconfiguring a lot, assessed under the planning scheme.

AML/CTF

Anti-Money Laundering and Counter-Terrorism Financing. Since 1 July 2026, AML/CTF obligations have generally applied to Australian real estate professionals providing a designated service, under the Anti-Money Laundering and Counter-Terrorism Financing Amendment Act 2024. This is why an agent or buyer's advocate may ask for identity documents before starting work.
Full guide: New Property Laws 2026 →

Anti-Money Laundering (AML)

The process of detecting and preventing criminals from disguising illegally obtained money as legitimate income, often through high-value assets such as property. Since 1 July 2026, Australian real estate professionals providing a designated service must take active steps to detect and prevent their services being used for this purpose, which is why identity documents are requested. See also: AML/CTF, AUSTRAC, Customer Due Diligence.
Full guide: New Property Laws 2026 →

AUSTRAC

The Australian Transaction Reports and Analysis Centre, Australia's financial intelligence regulator responsible for overseeing anti-money laundering and counter-terrorism financing compliance. AUSTRAC regulates banks and, since 1 July 2026, real estate professionals providing a designated service, who must enrol before providing that service. See also: AML/CTF, Reporting Entity.
Full guide: New Property Laws 2026 →

Approval Risk

The uncertainty around whether a development application will be approved, and on what conditions. Relevant whenever a buyer intends to develop, subdivide, change the use or carry out works requiring a permit. Factors include the assessment category, overlay constraints and consistency with the planning scheme.

As Constructed Plans

Drawings recording the actual dimensions and construction details of a building as built, which may differ from the original approved plans. Sometimes required by council for final inspection certificates and useful when a property has additions or alterations, to confirm what was actually built.

Assessable Development

Development that requires a development approval before it can proceed, divided into code assessable and impact assessable categories. Extensions, dual occupancy, short stay accommodation and subdivision are commonly assessable development. Confirm the assessment category and likely pathway before purchasing with such plans.

Assessment Benchmarks

The standards against which assessable development is assessed under the Planning Act 2016 (Qld), which may include zone codes, overlay codes and state planning policies. For code assessable development these are the relevant planning scheme codes; for impact assessable development they are broader.

Assessment Manager

The entity responsible for deciding a development application under the Planning Act 2016 (Qld), generally the relevant local government (Noosa Council or Sunshine Coast Council) or, for some building work, a private certifier. They decide whether to approve or refuse an application and set any conditions.

Asset Protection Zone (APZ)

An area between a building and surrounding vegetation that is managed to reduce bushfire exposure. Its location, width and management requirements depend on the site, applicable planning provisions, approval conditions and bushfire assessment. The available separation between vegetation and the building can also influence the Bushfire Attack Level.

Auction

A public sale where buyers bid competitively. In Queensland, the statutory cooling off period does not apply to auction purchases, and the buyer is bound by the contract once the sale is completed, subject to its agreed terms.
Full guide: Buying at Auction →

BAL Construction Requirements

Construction requirements that apply according to a building's assessed Bushfire Attack Level. The requirements become more stringent as the level of bushfire exposure increases and can affect external walls, roofs, openings, glazing, doors, decks and other building elements. The applicable requirements should be confirmed through the assessment and building approval process.

Battery Storage

A home battery system that stores electricity generated by solar panels for use when the sun is not generating, such as evenings or outages. Its value and performance depend on the equipment, capacity, household use and configuration. Confirm whether a battery is installed or the property is described as battery ready, and what that actually means.

Berth

A designated space for mooring a vessel, at a private pontoon or jetty, within a marina, or at a shared facility. A property advertised as having a berth may refer to a shared facility rather than a private structure. Confirm the nature of the berth, any fees, and whether the right to use it transfers with the property.

Beneficial Owner

The natural person who ultimately owns or controls a property, company, trust or other entity, even if legal title is held by another party. Real estate professionals must identify and verify beneficial owners as part of Customer Due Diligence, particularly for purchases through companies, trusts or self-managed super funds (SMSFs). See also: AML/CTF, Customer Due Diligence.
Full guide: New Property Laws 2026 →

Best & Final Offer

A request from the selling agent for buyers to submit their strongest offer upfront. Buyers usually have only one opportunity to submit price and conditions in a competitive situation.

Biodiversity Overlay

A planning overlay identifying land with significant biodiversity values, including habitat for threatened species and wildlife corridors. Found across parts of the Noosa hinterland and areas adjoining national parks. Can restrict clearing, earthworks and development.

Boat Ramp (Private)

A privately constructed ramp providing vessel access from a property to a navigable waterway. On tidal land, this requires Tidal Works Approval from Maritime Safety Queensland and, where applicable, a development permit. Confirm any existing ramp has current, transferable approvals before purchasing.

Body Corporate

The governing body for units, townhouses or apartments in a community titles scheme. Manages common areas and levies ongoing fees. Request a body corporate disclosure statement before purchasing.
Full guide: Body Corporate →

Boundary Setback (Fire Related)

The minimum separation required between a building and a property boundary for fire safety. The applicable distance depends on the building classification, its construction, nearby openings and the relevant building requirements. In a bushfire prone area, vegetation separation and other site conditions may also influence the assessed Bushfire Attack Level and proposed design.

Bridging Finance

A short term loan used when buying a new property before selling an existing one. Typically more expensive than standard lending and carries risk if the existing property takes longer to sell than expected.

Building and Pest Inspection

A professional inspection conducted before settlement to identify structural defects, safety issues, termite activity or damage. Most Queensland contracts include a building and pest condition allowing the buyer to renegotiate or withdraw if significant issues are found.
Full guide: Building and Pest Inspection →

Building and Pest Inspector

A licensed professional engaged to carry out a building and pest inspection. Building inspectors must hold a QBCC licence and pest inspectors a pest management licence; some hold both. The buyer can appoint an inspector independently of the selling agent.

Building Approval (BA)

Approval confirming proposed building work complies with the National Construction Code. Required before construction begins and issued by a licensed building certifier.

Building Approval Notice

The formal decision notice issued by the Assessment Manager approving assessable building work, confirming it complies with the Building Act 1975 and the NCC and setting out any conditions. For recent construction or alterations, confirm this notice was issued and the conditions met.

Building Certifier (Private Certifier / Building Surveyor)

The licensed professional who assesses and approves building work against the NCC and local planning requirements, operating either privately or through council. Also known as a building surveyor. Relevant when assessing renovation potential or coordinating new building work.

Building Code of Australia (BCA)

Volumes One and Two of the National Construction Code containing technical requirements for the design and construction of buildings. The National Construction Code also includes the Plumbing Code of Australia as Volume Three. The term Building Code of Australia is still commonly used when discussing building classification, fire safety, structure, access and energy efficiency.

Building Designer / Draftsperson

A licensed professional who prepares architectural drawings for residential building work. They are not a registered engineer, so structural sign-off requires a separate structural engineer. On complex sites, such as steep slopes or reactive soils, coordination between the two is important for a buildable, approvable design.

Building Development Approval (BDA)

A combined approval incorporating both a development permit and a building approval into a single decision, issued where a proposed development requires assessment under both the planning scheme and the Building Act 1975. Most residential work in Queensland involves separate approvals, though the term appears in historical documentation.

Building Envelope

The three-dimensional space within which a dwelling must be located on a lot, defined by setbacks, height limits and site cover controls. Understanding the building envelope for a lot is essential for anyone planning to build or significantly extend.
Full guide: Building Envelope →

Building Line

A designated line establishing the minimum distance a building must be set back from a road boundary or other feature. It is similar to a setback, sometimes applied as a condition of approval or a registered covenant. A building line registered on title binds all future owners.

Building Over Boundary

A situation where a structure, such as a wall, eave or deck, is built on or across a property boundary. This is not permitted without the adjoining owner's consent and, where required, a development approval. Often discovered during a survey or title search.

Building Unit Plan (BUP) / Group Title Plan (GTP)

Legacy forms of title used in older strata and community title schemes in Queensland, predating the Body Corporate and Community Management Act 1997. Building Unit Plans applied to multi-storey buildings and Group Title Plans to groups of townhouses. Still encountered on older units, mainly from the 1970s to 1990s.

Bushfire Assessment

An assessment of site conditions and potential bushfire exposure that may be required for proposed building or development in a bushfire prone area. The required assessment and the person qualified to prepare it depend on the site, the proposed work, the applicable planning requirements and the building approval pathway. It may inform the Bushfire Attack Level and other design or management measures.

Bushfire Attack Level (BAL)

A classification of the potential bushfire exposure faced by a building, including ember attack, radiant heat and possible direct flame contact. The categories are BAL-LOW, BAL-12.5, BAL-19, BAL-29, BAL-40 and BAL-FZ. The assessed level influences the construction requirements that may apply to a new building or certain building work.
Full guide: Bushfire Attack Level (BAL) →

Bushfire Hazard Overlay

A Noosa Plan overlay identifying land subject to bushfire risk under local planning rules, distinct from the state-level Bushfire Prone Area mapping; both can apply at once. Triggers additional assessment and can constrain design, siting and materials.

Bushfire Management Plan

A plan that may be required for development in high-risk bushfire areas, setting out how bushfire risk will be identified and managed on a property. Required by some councils as part of the development approval process.

Bushfire Prone Area

Land identified by the Queensland Government as being at risk from bushfire, which triggers additional planning and building requirements. Many rural, hinterland and vegetated areas are affected, so it is worth understanding any constraints before purchasing or developing.

Buyer's Advocate (Buyer's Agent)

A licensed property professional appointed exclusively by the buyer to act in their interest throughout a purchase. May help with sourcing properties, assessing value, coordinating due diligence and negotiating. Paid by the buyer, not the seller. Also called a Buyer's Agent, the terms mean the same thing.

Cadastral Surveyor (Land Surveyor)

A licensed professional who surveys and confirms the legal boundaries of a property as recorded on title, identifying any encroachments or boundary discrepancies. Particularly relevant for acreage, hinterland and rural properties where boundary positions are unclear or fencing has shifted over time.

Caveat

A legal notice placed on the title by someone claiming an interest in the property. A caveat prevents the property from being transferred or mortgaged until the claim is resolved.

Certificate of Classification

A certificate issued under the Building Act 1975 confirming a Class 2 to 9 building is classified for a particular use and may be occupied, equivalent to the Form 11. For Class 1a residential dwellings the equivalent document is the Form 21.

Certificate of Occupancy

A general term describing the formal certification that a building is complete and fit for occupation. In Queensland this is the Form 11 for Class 2 to 9 buildings and the Form 21 for Class 1a residential dwellings. Confirm the appropriate certificate has been issued before purchasing.

Certificate of Title

The official Queensland Land Registry record of a property's ownership and any registered interests, including mortgages, caveats, easements and covenants. A title search accesses this record. Buyers should obtain a current search as part of due diligence. See also: Title Search, Easement, Caveat.

Character Overlay

A Noosa Plan overlay applied to areas with recognised streetscape or neighbourhood character that council seeks to protect. Properties within it may face restrictions on demolition or significant renovation. Relevant for buyers of older homes intending to demolish, rebuild or substantially alter a property.

Class 1a

The NCC building classification for a single dwelling house or one of a group of attached dwellings. Useful when reviewing building approvals or verifying permitted uses under the planning scheme.

Class 1b

A National Construction Code classification for a boarding house, guest house, hostel or similar building that ordinarily accommodates no more than 12 people and has a total floor area of no more than 300 square metres. It can also apply to four or more single dwellings on one allotment used for short term holiday accommodation. Building classification should be confirmed by a building certifier.

Class 10a

The National Construction Code classification for a non habitable building such as a private garage, carport or shed. A Class 10a building is not approved as a dwelling or habitable accommodation.

Class 10b

The NCC classification for structures that are not buildings in the traditional sense, including fences, retaining walls and swimming pools. A swimming pool requires both a building approval as a Class 10b structure and a current pool safety certificate.

Class 2

The National Construction Code classification for a building containing two or more sole occupancy units that are separate dwellings, with one located above another. Apartment buildings are a common example. Building classification does not determine whether each dwelling is held on a separate title.

Class 3–9

National Construction Code classes covering a broad range of residential, commercial, industrial and public buildings. Class 3 includes certain residential buildings such as larger boarding houses and guest accommodation. Class 4 is a dwelling within a non residential building. Classes 5 to 8 include offices, shops, car parks, warehouses, factories and laboratories. Class 9 includes healthcare, assembly and aged care buildings. The correct classification depends on the building's use and design.

National Construction Code Climate Zone 2

One of the eight climate zones used by the National Construction Code. Climate Zone 2 covers warm humid summer conditions and includes much of coastal southeast Queensland. It influences building requirements relating to matters such as insulation, glazing and ventilation. National Construction Code climate zones are different from the more detailed climate zones used by NatHERS, so the applicable zone should be confirmed for the property's location. See also: NatHERS Rating, Passive Design.

Coastal Hazard Overlay

A planning overlay identifying land subject to coastal hazards including storm tide inundation, coastal erosion and sea level rise. Applies to some properties near Noosa's beaches, estuaries and foreshore. Can restrict development and affect insurance.
Full guide: Coastal Hazard Overlay →

Code Assessable Development

A category of assessable development assessed against the relevant planning scheme codes, without public notification. Generally lower impact and more straightforward to approve than impact assessable development. Most residential extensions and minor development in established zones fall into this category.

Combustible Cladding

External cladding that can ignite and contribute to fire spread. Queensland introduced mandatory cladding audits and rectification programs for affected buildings. For apartments or units in buildings clad between 1994 and 2017, request the cladding checklist outcomes and any rectification status from the body corporate.

Community Title

A form of ownership where individual lots are held separately while sharing common property such as roads or open space. Common in estates, resorts and some residential developments in Noosa.

Compaction Certificate

A certificate from a geotechnical engineer or testing laboratory confirming fill material has been compacted to the required density, required before a slab or footing can be poured on filled ground. For properties on filled land, the absence of a compaction certificate for construction fill is worth investigating further.

Comparable Sales

Recent sales of similar properties in the same area used to estimate market value. Reviewing comparable sales helps buyers assess whether an asking price or auction result is reasonable.

Counter-Terrorism Financing (CTF)

The process of identifying and preventing funds being used to support terrorist activity. CTF obligations sit alongside anti-money laundering obligations under the same legislation and are regulated by AUSTRAC. When a real estate professional asks for identity documents, they are generally meeting both obligations together. See also: AML/CTF, AUSTRAC.
Full guide: New Property Laws 2026 →

Compliance Assessment

A type of assessment under the Planning Act 2016 (Qld) used for specific matters such as plan sealing for a subdivision. It confirms a document or plan complies with specified standards, rather than being a full development assessment. Most commonly encountered during the subdivision or titling process.

Concurrence Agency

A state government agency consulted during development assessment because a proposal may affect matters within its jurisdiction, such as transport, environment or water infrastructure. A concurrence agency can impose conditions on an approval, which can influence approval timelines for development sites.

Condensation Risk

The potential for moisture to form on cold surfaces or within wall cavities when warm humid air meets a cooler surface, particularly relevant in air-conditioned homes in Noosa's climate. Condensation within wall cavities, known as interstitial condensation, can cause mould and timber decay without being visible.

Contract Conditions

Additional terms included in a property contract beyond the standard clauses, which may include finance approval, building and pest inspections, due diligence periods or the sale of another property.

Contract of Sale

The legally binding agreement between the buyer and seller. A solicitor can review the contract, explain its conditions and advise the buyer before it is signed.

Conveyancing in Queensland

Conveyancing is the legal process of transferring property ownership from the seller to the buyer. In Queensland, buyers generally appoint a solicitor or law practice to manage this process and provide legal advice. A conveyancing clerk or paralegal may complete administrative work under supervision. Legal responsibility remains with the solicitor or law practice.
Full guide: Conveyancing in Queensland →

Cooling Off Period

A statutory right allowing a buyer to withdraw from a residential contract within a set period after signing, without giving a reason. In Queensland this is generally five business days from when the buyer receives a copy of the signed contract, and a termination penalty of up to 0.25 per cent of the purchase price may apply. It does not apply to auction sales, and a buyer may waive or shorten it. This is a safety net, not a substitute for due diligence. See also: Contract of Sale, Unconditional Contract.
Full guide: Cooling Off Period →

Covenant

A legal restriction placed on a property title that limits how the land can be used or developed. Common in new estates where developers impose building or design guidelines.

Customer Due Diligence (CDD)

Customer Due Diligence is the process a real estate professional must follow to verify who they are dealing with before providing a service, including identifying beneficial owners for purchases through a company, trust or SMSF. A professional generally cannot begin work until initial CDD is complete. See also: AML/CTF, Beneficial Owner, Enhanced Due Diligence.
Full guide: New Property Laws 2026 →

Cross Ventilation

Natural airflow created by positioning openings on opposite or adjacent sides of a building so breezes pass through the interior. Effective cross ventilation depends on floor plan, window placement and orientation, and can meaningfully assist passive cooling in a subtropical climate like Noosa's.

Days on Market

The number of days a property has been publicly listed for sale. Along with sale price, it can be one indicator among several of buyer demand and pricing, though it varies by property type and can be affected by factors specific to the listing.

Debt to Income Ratio (DTI)

A lending metric measuring a borrower's total debt relative to gross income, expressed as a multiple. Lenders use DTI as one measure of borrowing risk, and higher ratios can limit borrowing capacity. Worth discussing with a mortgage broker if you carry significant existing debt.

Deemed to Satisfy (DTS)

A building solution that meets the NCC by following its prescriptive requirements. The alternative is a Performance Solution, which achieves the same outcome through a different method assessed by a certifier.

Deep Draft

The depth of water required at low tide to safely accommodate a vessel without grounding. Relevant for buyers with larger vessels, as canals, rivers and waterways in the Noosa region vary in depth, particularly at low tide. Worth verifying depth at the specific mooring location.

Deep Water Access

The ability to access navigable water from a property regardless of tide, allowing larger vessels to be accommodated at all times. Not all waterfront properties have this; some canal and river frontages become shallow at low tide. Confirm water depth and tidal range before purchasing with a specific vessel in mind.

Defendable Space

The area around a property that can be managed to give firefighters or occupants a reasonable chance of defending the structure during a bushfire, including the Asset Protection Zone and Inner Protection Area.

Defined Flood Level (DFL)

The flood level used by council to set minimum floor heights for new buildings. Properties in flood-affected areas must generally build their habitable floor above this level. Determined by flood modelling and varies by location.

Deposit

The upfront payment made when signing the contract, typically 5 to 10 per cent of the purchase price in Queensland, held in a trust account until settlement.
Full guide: Deposit →

Deposit Release

In some contracts, the seller may request early access to the buyer's deposit before settlement. It is worth seeking legal advice before agreeing, as the funds may be harder to recover if the contract falls through.

Development Approval (DA)

Approval from council required before most building work or changes to land use, separate from a building approval. Checking existing development approvals can reveal what has been approved, refused or conditioned in the past.

Development Permit

The formal approval authorising assessable development to proceed, setting out the conditions that apply. Development permits generally transfer with the land rather than the owner. Buyers of development sites should review conditions, currency periods and any infrastructure charges attached.

Development Potential

The capacity of a property to accommodate additional or alternative development, based on its zoning, lot size and overlays. What appears possible in principle may be constrained by minimum lot sizes or site specific limitations. A town planner can assess the development potential of the particular property.

Dew Point

The temperature at which moisture in the air condenses into liquid water on a surface. When a surface drops below the dew point of surrounding air, condensation occurs, which helps explain why mould can form on walls and window frames in humid climates like Noosa's.

Double Glazing / Triple Glazing

Window systems using two or three panes of glass separated by a gap to improve thermal insulation. Double and triple glazing can reduce heat transfer compared with single pane glass. On west and north facing windows in Noosa, this may help reduce solar heat gain, though the appropriate specification depends on the building.

Drainage Plane / Weather Barrier

The layer within a wall assembly that intercepts water penetrating the outer cladding and directs it back out, before it can reach the framing or insulation. Also called a weather barrier. In Queensland's high-rainfall climate, correct detailing at flashings, window reveals and cladding junctions matters. See also: Sarking, Mould and Moisture Risk.

Designated Service

The legal term for activities that trigger AML/CTF compliance obligations. For real estate, this generally includes acting as an agent to buy, sell or transfer property, and selling property directly as a developer. Property management and leasing are generally not designated services. See also: AML/CTF, AUSTRAC.
Full guide: New Property Laws 2026 →

Dual Occupancy

A development where two dwellings are built on a single lot, attached or detached. Whether it is permitted depends on the zone and lot size under the applicable planning scheme. Confirm with the planning scheme before purchasing with dual occupancy intent.
Full guide: Dual Occupancy →

Due Diligence

The investigation period where buyers confirm a property meets their expectations before the contract becomes unconditional, typically including finance approval, inspections, title searches and council checks.
Full guide: Due Diligence →

Easement

A right held by a third party to use part of the land for a specific purpose, such as a drainage or access easement. Shown on the title and can affect what you can build or do on that portion of land.
Full guide: Easement →

Engineer's Report

A written assessment from a registered engineer covering a specific aspect of a property, most commonly obtained for structural concerns identified during a building inspection, such as cracking or footing problems. Distinct from a building inspection report. Worth asking your inspector whether findings warrant referral to an engineer.

Enhanced Due Diligence (EDD)

Additional checks undertaken when a customer, transaction or service presents a higher money laundering or terrorism financing risk. These checks may include gathering more information about the customer, beneficial ownership, source of funds or source of wealth. The measures required depend on the risks identified rather than a single characteristic or transaction type. See also: AML/CTF, Customer Due Diligence.
Full guide: New Property Laws 2026 →

Eaves

The section of a roof that overhangs beyond the external wall. Eave depth is one tool for managing solar heat gain, with correctly sized eaves helping to block high summer sun while allowing lower winter sun through, though the appropriate depth depends on orientation, window position and wall height. Eaves also help protect cladding and windows from rain. See also: Shading Design, Outermost Projection (OMP).

Electric Vehicle Charging / Electric Vehicle Infrastructure (EV Charging)

The electrical infrastructure required to charge an electric vehicle at a property. Some vehicles can charge from a suitable household outlet; faster charging generally needs a dedicated circuit and professionally installed equipment. A licensed electrician can assess the switchboard capacity for existing or future installation. See also: Solar PV System, Battery Storage.
Full guide: EV Charging at Home →

Electronic Conveyancing (PEXA and Sympli)

Electronic conveyancing allows property documents, settlement funds and registration information to be prepared and exchanged electronically. PEXA and Sympli are approved electronic lodgment network operators in Queensland. Solicitors, law practices and lenders use these networks to complete eligible property transactions and lodge documents with the land registry.

Ember Attack

The most common way buildings are lost in bushfire: burning embers carried by wind can ignite homes well ahead of the fire front. Construction standards address this through ember guards, sealed gaps and non-combustible materials.

Embodied Carbon

Greenhouse gas emissions associated with materials and construction processes across a building's lifecycle, distinct from the operational carbon produced by running the home. The result depends on the materials, quantities, manufacturing and assessment method used, rather than any one material category being universally higher or lower.
Full guide: Embodied Carbon in Buildings →

Embodied Energy

The total energy consumed in producing, transporting and installing building materials, distinct from operational energy, which is used to run the home over time. The result depends on the specific materials, sourcing and processes involved rather than one material category being universally lower.

Embodied vs Operational Carbon

Two distinct categories of building emissions. Embodied carbon covers emissions from producing and installing materials; operational carbon covers emissions from running the building over time. As buildings and electricity systems change, the balance between the two shifts, and both are worth considering alongside comfort, durability and maintenance. See also: Embodied Carbon, Embodied Energy, Operational Energy.

Encroachments

Structures, fences or vegetation extending beyond a property's legal boundary into a neighbouring property or public land. Identified through a cadastral survey and can affect value, use and future development potential, or create legal liability for the owner.

Encumbrance

Any legal claim or restriction attached to a property's title, including easements, covenants, caveats or mortgages, which may limit how the land can be used or transferred.

Enforcement Notice

A formal notice from a local government requiring the recipient to remedy a breach of the planning scheme or a development approval, which may require removal of an unapproved structure or rectification of non-compliant works. A council search during due diligence can confirm whether any have been issued.

Environmental Overlay

A planning overlay identifying land with significant ecological or environmental values, including habitat, waterway corridors and remnant vegetation. Properties subject to it may face restrictions on clearing and development. Common across much of the Noosa hinterland and areas near the river system.

Environmentally Sustainable Design (ESD)

An umbrella term for building and design practices that reduce environmental impact, encompassing passive design, energy and water efficiency and material choices. There is no single certification defining ESD, so a home described this way should be assessed on the specifics rather than the label alone. See also: NatHERS Rating, Passive Solar Design.

Erosion Prone Area

Land identified as being at risk from coastal or riverine erosion. Common along some beachfronts, dune systems and river foreshore areas in the Noosa region. Building setbacks and development constraints can apply.

Exchange of Contracts

The moment when both buyer and seller have signed the contract and the other party has been notified, making it legally binding. There is no formal exchange ceremony in Queensland; the contract is binding once both parties have signed and notification has occurred.

Exclusive Use Area

A designated area of common property, or leased public or tidal land, set aside for the exclusive use of a lot owner, commonly applied to pontoons and jetties on waterfront properties. Terms should be documented in the body corporate by-laws or a lease. Confirm ongoing costs, renewal rights and transferability before purchasing.

Exempt Development

Development entirely exempt from the planning scheme, typically minor works such as small sheds or garden structures that do not affect the building envelope. The applicable requirements should be confirmed before carrying out the work.

Existing Use Rights

A legal protection allowing a use to continue even though it no longer complies with the current planning scheme, provided it was lawfully established at the time. These rights do not automatically transfer in all circumstances and can be lost if the use ceases for an extended period. Worth obtaining legal advice for a non-conforming use.

Expression of Interest (EOI)

A sale method where buyers submit written offers by a specified closing date. The seller reviews all offers and chooses whether to negotiate with one or more buyers. Common for premium properties in Noosa.

Expression of Interest Campaign

A method of sale where buyers submit written offers by a closing date without a fixed asking price, commonly used for premium or unique properties. The vendor is not obligated to accept any offer. Terms vary significantly between campaigns, so legal advice before submitting an offer is worthwhile.

Fill (Engineered Fill vs Uncontrolled Fill)

Material added to a site to raise the ground level or build a construction platform. Engineered fill is placed and compacted in controlled layers, overseen by a geotechnical engineer and documented with a compaction certificate. Uncontrolled fill lacks oversight and is unsuitable as a foundation without further investigation. Worth asking whether any fill on a site is engineered.

Finance Clause

A condition allowing the buyer to withdraw if finance is not formally approved by a set date. Pre approval is not the same as formal approval, so it is worth keeping a finance clause in the contract until approval is confirmed.
Full guide: Finance Clause →

Finished Ground Level (FGL)

The actual ground level at a point after earthworks, filling and landscaping are complete, distinct from natural ground surface, the original pre-development level. Used to measure retaining wall height, deck heights and clearances. Relevant when assessing compliance of existing structures. See also: Natural Ground Level, Setbacks.

Fire Egress / Means of Escape

The NCC-required pathways allowing occupants to safely exit a building in a fire emergency, covering door widths, corridor lengths and travel distances to exits. Relevant for apartment buildings, dual occupancies or attached multi-dwelling buildings, where non-compliant egress in older buildings can be a significant defect.

Fire Resistance Level (FRL)

A measure of a building element's ability to resist fire for a specified period, expressed as three time values for structural adequacy, integrity and insulation. FRL requirements are set by the NCC based on building class, height and construction type.

Fire Safety System

The combination of passive and active fire protection measures required in a building under the NCC, including smoke alarms, fire doors and emergency lighting. For apartments and units, the adequacy and maintenance of the system is a body corporate responsibility.

Fire Separation / Fire Rated Wall

A wall, floor or ceiling assembly with a specified Fire Resistance Level designed to contain fire spread between parts of a building. Required by the NCC between attached dwellings and units, though older dual occupancies and apartment buildings may predate current requirements.

First Home Buyer Concessions

Queensland offers transfer duty concessions and grants for eligible first home buyers, including the First Home Concession and the First Home Owner Grant. Thresholds and eligibility criteria are set by the Queensland Revenue Office and can change, so confirm the current position with the QRO or your solicitor.

Flame Zone (BAL-FZ)

BAL-FZ is the highest Bushfire Attack Level category. It applies where a building may face extreme radiant heat, ember attack and direct flame contact during a bushfire. The assessment and construction requirements should be confirmed by an appropriately qualified professional.

Flood Immunity

Whether a property's habitable floor level sits above the Defined Flood Level. A property with flood immunity has its floor built above this level, which can reduce risk and affect insurance and financing.

Flood Overlay

A planning overlay identifying land subject to flood risk. In Noosa, this affects parts of some suburbs and hinterland areas. Properties affected may face restrictions on building height, floor levels and use.
Full guide: Flood Overlay →

Flood Resilient Design

A design approach that minimises flood damage and allows faster recovery after a flood event, including elevating floor levels, using flood-compatible materials in lower areas and positioning critical services above flood levels. May be required as a condition of approval for flood-affected properties.

Foreign Buyer Surcharge

An additional transfer duty surcharge payable by foreign persons acquiring residential property in Queensland, currently an additional 8 per cent of the dutiable value on top of standard transfer duty, though exemptions can apply. Buyers who are not Australian citizens or permanent residents should seek specific advice from a Queensland solicitor.

Foreshore

The area of land between the high and low water marks of a tidal waterway, which in Queensland is Crown land, not part of the adjoining private title. Structures on or over the foreshore, including pontoons and jetties, require separate state approval and it cannot be treated as private land.

Form 2 - Seller's Disclosure Statement

The statutory disclosure document Queensland sellers must provide to buyers before or at signing, disclosing known material facts about the property. If not provided, or if it contains a serious omission, the buyer may have grounds to terminate the contract or seek compensation. A solicitor can identify items warranting further investigation.

Form 6 - Agent Appointment

The Queensland statutory agreement used to formally appoint a real estate agent, setting out authority, commission and marketing obligations. Buyer's advocates also operate under a Form 6, signed exclusively by the buyer, binding them to act solely in the buyer's interest. Worth reading carefully before signing.

Form 11 - Certificate of Occupancy

Issued by the building certifier on completion of a Class 2 to 9 building, confirming compliance with the building approval. The equivalent for a standard residential dwelling (Class 1a) is the Form 21. Confirm this has been issued before settlement on a new apartment or unit.

Form 12 - Aspect Inspection Certificate

Issued by a competent person, such as a structural engineer, to certify that a specific technical aspect of building work complies with the approval, commonly for glazing or structural steel. Its presence in a property's records indicates specialist work was independently verified during construction.

Form 15 - Compliance Certificate for Building Design

Issued by an engineer or building designer to certify that a design or structural specification complies with the NCC and relevant standards, typically before construction starts. Its presence indicates the design was independently certified before work commenced.

Form 16 - Inspection Certificate (Stage of Work)

Issued by a building certifier to certify that a stage of construction, such as footings, slab or frame, has been inspected and complies with the approval. Missing stage certificates on a recently built property are worth investigating.

Form 17 - Pool Safety Inspection Certificate

Issued by a licensed pool safety inspector to certify a pool's fencing and barrier meets Queensland's pool safety standard, required when selling a property with a pool. An expired certificate means the barrier has not been recently inspected.

Form 21 - Final Inspection Certificate

Issued by the building certifier on completion of a residential dwelling, confirming the work has been inspected and complies with the building approval, marking the formal end of that process for Class 1a and 1b buildings. Confirm this has been issued before settlement on a newly built home.

Form 43 - Aspect Certificate (QBCC Licensee)

Issued by a QBCC-licensed contractor to certify that specialised trade work, such as waterproofing or termite protection, complies with the building approval. Its presence provides evidence that licensed specialists certified their own work.

Freehold Title

Outright ownership of land and any structures on it, registered on the Queensland title register, with no obligation to pay ground rent to a superior landowner. The most common and secure form of land ownership in Queensland, distinct from leasehold title.

Gazumping

When a seller accepts a higher offer from another buyer after having verbally agreed to sell to someone else. In Queensland, no binding contract exists until both parties sign, so a seller can legally accept another offer. Moving quickly to a signed contract is the best protection against it.

Gazundering

When a buyer drops their offer price at the last minute, typically just before contracts are signed, knowing the seller has few alternatives. More common in slower markets. Considered poor practice, and ethical buyer representation focuses on fair negotiation rather than pressure tactics.

Geotechnical Engineer

An engineer specialising in soils, rock and groundwater and their interaction with structures, engaged where there are concerns about ground conditions such as reactive soils, filled land or landslip risk. A geotechnical assessment can be valuable before committing to a build on sloping or variable terrain.

Going Concern

Primarily a commercial concept, relevant where a residential property includes an active business component, such as short stay letting operating as an ongoing enterprise. Under certain conditions the sale may be Goods and Services Tax (GST) free if both parties are registered for GST and meet Australian Taxation Office (ATO) requirements. Seek specific advice from an accountant or solicitor.

Green Star

A voluntary sustainability rating system administered by the Green Building Council of Australia, assessing environmental performance across energy, water, materials and indoor environment quality. More commonly applied to commercial and multi-residential buildings than individual houses. Distinct from NatHERS, which measures thermal performance specifically. See also: NatHERS Rating.

Greywater Recycling

The collection and reuse of wastewater from showers, basins and laundry, excluding toilet waste. Queensland allows some direct reuse of non-kitchen greywater, subject to health, runoff and local requirements; diversion devices and treatment systems generally require council approval and a licensed plumber. Confirm the current requirements for a specific property. See also: Rainwater Harvesting.

Habitable Floor Level

The minimum height a floor must be above the Defined Flood Level to be considered liveable under council rules. Non-habitable areas such as garages may be permitted lower. Bedrooms and living areas must meet the requirement.

Habitable Room

A room used for normal domestic activities, such as bedrooms and living rooms, which must meet minimum requirements for floor area, ceiling height and ventilation under the Building Code of Australia. Bathrooms, laundries and garages are not classified as habitable rooms, relevant when assessing converted or unapproved spaces.

Height Limit

The maximum building height permitted under the planning scheme for a given zone. Height limits vary by zone in Noosa, with some areas, such as parts of Noosa Heads, subject to particularly stringent controls. Always check the applicable limit before purchasing with plans to build upwards.

Heritage Overlay

A planning overlay identifying places of cultural heritage significance and applying specific requirements to development affecting them. Development affecting a heritage-listed property may require approval regardless of whether it would otherwise be accepted development. Worth understanding constraints before renovating, extending or demolishing.
Full guide: Heritage Overlay →

High Water Mark (Mean High Water Mark)

The boundary defining the landward edge of Crown tidal land and, for most waterfront properties in Queensland, the seaward boundary of the title. Because this can shift over time through erosion or accretion, buyers of tidal waterfront properties should understand the implications of a boundary that can move.

Home Based Business

A business activity carried out from a residential property by a resident. Under the Noosa Planning Scheme this is a defined use with requirements relating to scale, employees, signage and preserving residential character. Some forms are accepted development, while others may require approval. Confirm the applicable planning requirements if operating a business from the property is important to the purchase.

Home Hosted Accommodation (Bed and Breakfast)

Visitor accommodation where a resident remains onsite while guests are accommodated. Under the Noosa Plan 2020, this may be treated as a home based business rather than short term accommodation. The planning requirements depend on the zone, property and proposed arrangement. Noosa's local law can also require approval and annual renewal unless an exemption applies. See also: Short Stay Letting.

Hot Water System

The system used to heat and store water for domestic use. Common types include gas storage, gas instantaneous, electric resistance, heat pump and solar with electric or gas boost, each with different running costs and efficiency depending on the property and household use. For an existing system, confirm its type, age and service history, since most systems require replacement over time. See also: All Electric Home, Operational Energy.
Full guide: Hot Water System Types →

Hygrothermal Performance

The combined behaviour of heat and moisture movement through a building's walls, roof and floor assemblies. Used by designers to predict whether an assembly will accumulate moisture over time, known as interstitial condensation, which can lead to mould and decay. Particularly relevant for tightly constructed homes in Noosa's humid climate. See also: Interstitial Condensation, Vapour Control Layer.

Impact Assessable Development

The highest category of assessable development, requiring public notification and an opportunity for submissions. Typically reserved for higher-impact proposals such as major subdivisions. The process is more complex and outcomes less certain than code assessment. Worth seeking planning advice before purchasing with such development in mind.

Inclusions and Exclusions

What is and is not included in the sale. Fixtures, items permanently attached such as light fittings, are generally included unless excluded. Chattels, movable items such as furniture, are excluded unless specifically listed.

Induction Cooking

A cooking method using electromagnetic energy to heat cookware directly. Induction cooktops are generally efficient and produce no combustion byproducts indoors, an indoor air quality consideration. They require magnetic cookware, and running costs depend on tariffs, household use and any solar generation. See also: All Electric Home, Hot Water System.

Infrastructure Agreement

A formal agreement between a developer or owner and a local government for the provision or funding of trunk infrastructure beyond standard infrastructure charges, most commonly encountered for larger developments. Buyers of development sites should check whether one applies.

Infrastructure Charges

Contributions levied by local government on new development to fund public infrastructure, generally calculated using a council charges resolution and triggered by new builds, extensions or subdivision. Costs vary by development type and scale, so it is worth requesting a charges estimate from council during due diligence.

Inner Protection Area (IPA)

The zone immediately around a building, typically within 10 metres, where fuel loads such as leaf litter and long grass must be kept low, forming part of the defendable space strategy in a bushfire prone area.

Insulation R Value

A measure of a material's resistance to heat flow, with higher values indicating better insulating performance. The NCC specifies minimum R-values for different climate zones. In older homes, checking whether ceiling insulation is present and its condition is a standard inspection item.

Insulation Types (Batts, Rigid Board, Spray Foam)

The main categories of residential insulation, including batts, rigid board and spray foam, each with different performance characteristics and applications. What is appropriate depends on the building and climate. For older homes, confirming whether ceiling insulation is present, its type and condition is worthwhile. See also: Insulation R-Value.

Insurance Broker

A licensed professional who sources insurance cover from multiple insurers on behalf of the buyer. Particularly useful when purchasing in flood-affected, bushfire prone or coastal hazard areas, where standard quotes may be inaccurate or unavailable. Confirm when risk passes under the contract and arrange suitable building insurance from the appropriate date.

Interstitial Condensation

Condensation forming within the layers of a wall, roof or floor assembly rather than on visible surfaces, occurring when humid air meets a cool surface within the structure. Left undetected it can cause mould and timber decay. A building inspector may note signs such as unexplained mould, though direct detection is not typically possible. See also: Vapour Control Layer, Mould and Moisture Risk.

Koala Conservation Overlay

An overlay identifying land supporting koala habitat or movement corridors, applying constraints on vegetation clearing, fencing design and certain development activities. Most commonly encountered in some hinterland suburbs.

Land Tax

A Queensland state tax levied on investment properties where the total taxable value of land exceeds a set threshold. Principal places of residence are generally exempt. Seek advice from an accountant before purchasing an investment property.

Lawful Use

A use of land or a building that has been lawfully established, either by development permit, as accepted development at the time, or predating the requirement for approval. A use that appears to be operating is not necessarily lawfully established. A planning search can help confirm its approval history.

Lenders Mortgage Insurance (LMI)

Insurance charged by lenders when a buyer borrows more than 80 per cent of the property's value. LMI protects the lender, not the buyer, and can add a meaningful amount to the cost of a purchase.

Lifecycle Costing (LCC)

An assessment method that considers costs across an asset's useful life, including acquisition, operation, maintenance and replacement. Buyers can use a simplified version when comparing properties with different systems, materials or maintenance requirements. Future costs remain uncertain and should be treated as estimates.

Loan to Value Ratio (LVR)

Your loan amount expressed as a percentage of the property's value. An LVR above 80 per cent typically triggers Lenders Mortgage Insurance. A lower LVR generally supports better interest rates and a stronger borrowing position.

Lot and Plan

The legal description of a property as recorded on title, for example Lot 42 on RP123456, used to identify properties precisely in contracts, title searches and planning documents.

Low Emissivity Glass (Low-E Glass)

Glass with a thin metallic coating that reduces heat transfer while allowing visible light through. In Noosa's climate this is primarily used to reduce solar heat gain, often combined with double glazing. Relevant when assessing new builds or window upgrades, particularly on north and west facing elevations.

Low Volatile Organic Compounds (Low VOC Materials)

Building and finishing materials that emit low levels of volatile organic compounds, chemicals associated with indoor air quality effects. Low-VOC paints and finishes are now widely available at similar cost to conventional products, a useful indicator of thoughtful material selection when assessing new builds or renovations.

Marine Access Structure

A general term for any structure providing vessel access from a property to a waterway, including pontoons, jetties and boat ramps. Structures on tidal land require Tidal Works Approval and, where applicable, a development permit. Approvals, licences and maintenance obligations should be verified during due diligence.

Maritime Safety Queensland (MSQ)

The Queensland state body regulating structures on tidal waterways, including pontoons and jetties, and issuing waterway licences for their installation and use. Buyers of waterfront properties should confirm any existing structure has a current MSQ licence and understand the process for transferring it at settlement.

Material Change of Use (MCU)

A development approval required when changing how land or a building is used, such as converting a house to short stay accommodation. Confirm whether an MCU is required before changing a property's use after purchase. An unauthorised change of use is a common issue buyers unknowingly inherit.

Matters of National Environmental Significance (MNES)

Environmental values protected under the Environment Protection and Biodiversity Conservation Act 1999 (Cth), including threatened species and wetlands of international importance, which trigger federal assessment requirements. Buyers of rural, coastal or hinterland properties should check whether any MNES values are present.

Matters of State Environmental Significance (MSES)

Environmental values identified under Queensland legislation, including regulated vegetation, wetlands and habitat, that must be considered in development assessment. Relevant for many hinterland, coastal and waterfront properties in the Noosa region. Check MSES mapping through the Queensland Globe.

Mechanical Ventilation (HRV / ERV)

A controlled fresh air system that replaces stale indoor air with filtered outside air. Heat Recovery Ventilation recovers warmth for cooler climates, while Energy Recovery Ventilation also transfers moisture, generally more suitable for humid climates like Noosa's. Standard in Passivhaus construction and increasingly specified in high performance homes.

Mechanical Ventilation with Heat Recovery (MVHR)

A mechanical ventilation system that supplies fresh filtered air while recovering heat from outgoing stale air. In subtropical climates, an Energy Recovery Ventilator, which also manages moisture, is generally more suitable. Standard in certified Passivhaus buildings. Confirm the system type and maintenance history when assessing a home with one installed. See also: Passivhaus, Airtightness.

Minimum Lot Size

The smallest lot area permitted under the planning scheme for a given zone. A large property does not automatically mean it can be subdivided.

Minor Building Work

Low-impact building work that may not require a building approval or may qualify as accepted development, depending on its nature, scale and the applicable regulation. The applicable requirements should be confirmed because thresholds vary and some work may still require certification.

Mooring

A permanent anchor point in a waterway to which a vessel is secured. Placing a mooring on a tidal waterway requires approval from Maritime Safety Queensland, and the number of permitted moorings is limited in some areas. Confirm any existing mooring has a current, transferable approval.

Mortgage Broker

A licensed credit adviser who sources and arranges home loans from a panel of lenders on behalf of borrowers, required to act in the borrower's best interests. Engaging a broker before inspecting seriously helps clarify borrowing capacity and the distinction between pre approval and formal approval.

Mould and Moisture Risk

A property assessment consideration in subtropical climates like Noosa, where humidity, rainfall and inadequate ventilation can create conditions favourable for mould. Remediation may recur if the underlying moisture source is not addressed. Worth asking building inspectors to assess subfloor ventilation, bathroom sealing and evidence of water ingress. See also: Subfloor Ventilation, Condensation Risk.

Multiple Offer Situation

When several buyers submit offers on the same property at the same time. The selling agent may ask all interested parties to submit their best and final offer, often without revealing competing prices.

NatHERS Rating (Nationwide House Energy Rating Scheme)

The Nationwide House Energy Rating Scheme, which assesses a home's thermal performance, expressed as a star rating from 0 to 10. A higher rating means the home is expected to need less energy for heating and cooling under standard assumptions. Queensland's current requirements for new homes generally include a 7 star energy equivalence outcome and a separate Whole of Home assessment, subject to applicable variations and compliance pathways. See also: 7 Star Energy Rating, Whole of Home Energy Budget.
Full guide: NatHERS Rating →

National Construction Code (NCC)

The primary technical standard for building design and construction in Australia, formerly known as the Building Code of Australia. Sets minimum requirements for structural integrity, fire safety, energy efficiency and habitability. Relevant when assessing renovation potential, building approvals and construction quality.

Natural Ground Level (NGL)

The original ground level of a lot at the time the first plan of survey was registered, used as the reference point for measuring building heights and earthworks. Where a property has been substantially filled, the original surface may be considerably lower than what is visible today, which can affect what is permissible to build. See also: Finished Ground Level, Setbacks.

Navigable Waterway

A body of water sufficiently deep and clear of obstructions to allow safe vessel passage. Navigability varies between waterways in the Noosa region, so buyers intending to moor a vessel should verify navigability and water depth at the specific location and tidal state.

No Bank Waterfront

A waterfront property where the land transitions directly to the water without a steep bank or retaining wall, providing easier access for swimming or launching small craft. Properties with a steep bank or significant height differential have more limited practical water access despite technically being waterfront. Worth assessing water access physically rather than from photographs.

Non Combustible Construction

Construction using materials that satisfy the applicable non combustible requirements of the National Construction Code. Whether these materials are required depends on the building classification, construction type, location and other applicable provisions. Bushfire construction requirements should be assessed separately against the property's Bushfire Attack Level and the relevant standards.

Non Conforming Use

A use of land or buildings lawfully established under a previous planning scheme that no longer conforms to current requirements, also called a pre-existing or existing use right. It may continue, although it can be subject to limitations on expansion or re-establishment. Worth obtaining legal advice if relying on such a use.

Not Assessable Building Work (Accepted Development)

Some building work does not require a building approval, including accepted development, previously known as self-assessable development. Common examples include small sheds and low retaining walls, subject to size and setback requirements. The work must still comply with applicable standards, including the NCC and Queensland Development Code.

Off Grid

A property or home that operates independently of the electricity grid and, in some cases, mains water. A fully off grid home generates its own power, manages its own water and treats its own wastewater; partial arrangements are more common. Most relevant for rural and hinterland properties. Verify the capacity and reliability of all independent systems during due diligence. See also: Solar PV System, Battery Storage.

Off Market Property

A property available for sale without being publicly advertised on major property portals. Buyers may hear about these properties through selling agents, professional networks, direct approaches or private contacts.
Full guide: Off Market Property →

Off the Plan Purchase

A contract to purchase a property not yet constructed, based on plans and a specification document. The buyer commits to the price at signing yet does not settle until construction completes, which may be well over a year later. Key risks include valuation, builder insolvency and sunset clause risk. Contract review by a solicitor before signing is important. See also: Sunset Clause.
Full guide: Off the Plan Purchase →

Offset Account

A transaction account linked to your home loan where the balance reduces the interest charged on the loan, reducing the effective interest paid over time.

Operational Energy

The energy consumed by a building in use, for heating, cooling, lighting, hot water and appliances, distinct from embodied energy used to construct the building. Influenced by the home's design, its systems and occupant behaviour. NatHERS ratings measure the thermal component of operational energy.

Operational Work

A category of development relating to works on land, such as earthworks, vegetation clearing and drainage works, which may be assessable or accepted development depending on nature and location. Vegetation clearing is commonly subject to assessment in areas with environmental overlays.

Operational Work (Tidal)

Operational work involving structures on or over tidal land, including pontoons and jetties, which generally requires both a development permit and Maritime Safety Queensland approval. Buyers should confirm existing tidal structures have been properly approved and that approvals are transferable.

Outermost Projection (OMP)

The furthest point any part of a building extends from the main wall face, used to measure setbacks from boundaries. Eaves, balconies and roof overhangs count toward this measurement, while items such as retractable blinds are generally excluded. A wall that appears compliant may still breach setback requirements if a projecting element brings the OMP within the setback zone. See also: Setbacks.

Overland Flow

Stormwater runoff that flows across land rather than through drainage infrastructure, which can affect properties away from rivers or creeks. A separate flood risk to riverine flooding, common in parts of Noosa's hinterland during heavy rainfall.

Overlay

A layer of the planning scheme applying additional requirements to specific areas, such as flood, bushfire, coastal or heritage overlays, over and above the base zone requirements. A single property can be subject to multiple overlays. Check all applicable overlays for a specific address before purchasing.

Overlay Code

A planning scheme code setting out the performance and acceptable outcomes that apply to development within a particular overlay area, addressing matters such as flood immunity or bushfire construction requirements. Understanding applicable overlay codes helps assess development potential and construction costs.

Owner Builder

A person who constructs or renovates a residential property themselves rather than engaging a licensed builder. Properties built by owner builders are not covered by QBCC Home Warranty Insurance. A title search reveals owner builder history, worth factoring into your assessment, along with a thorough inspection.

Passed In

The outcome when a property offered at auction does not reach the reserve price. The highest bidder typically has the right to negotiate with the vendor immediately afterward. Being passed in does not mean the property cannot be sold, as many properties passed in are subsequently sold through negotiation.

Passive Design

An approach to building design that uses a home's orientation, form and airflow to help maintain comfortable temperatures without relying only on mechanical heating or cooling. Principles include solar orientation, shading, cross ventilation and appropriate glazing. In Noosa's subtropical climate, cooling and ventilation are generally more central than heat retention. Passive design is a design philosophy rather than a certifiable standard. See also: Passive Solar Design, Passivhaus, Cross Ventilation.

Passive Solar Design

A design approach using a building's orientation, form and materials to naturally regulate temperature, reducing reliance on mechanical heating and cooling. Not a certifiable standard, applicable at any budget. In Noosa's climate the emphasis generally shifts toward natural cooling and shading. See also: Solar Orientation, Cross Ventilation.

Passivhaus (Passive House)

A certifiable international building standard focused on comfort, building performance and low energy demand, using detailed modelling, airtight construction, insulation, suitable windows and controlled ventilation, verified through testing and certification. Distinct from general passive design, which is a design philosophy rather than a certified standard. See also: Passive Design.
Full guide: Passivhaus in Australia →

Performance Outcome (PO)

A statement in a planning scheme code describing the outcome a development must achieve, expressed as an objective rather than a prescriptive standard. Paired with an Acceptable Outcome; if that is met, the Performance Outcome is deemed satisfied, or it can be demonstrated through an alternative solution.

Performance Solution

An alternative building solution achieving the same safety and amenity outcomes as the NCC's prescriptive requirements, through a different method, assessed and approved by a licensed building certifier. Common for unusual builds or heritage-affected properties.

Politically Exposed Person (PEP)

A person who holds or has held a prominent public position, as well as certain family members and close associates. A reporting entity must identify whether a customer or beneficial owner is a Politically Exposed Person and assess the associated risk. Additional checks may be required where the risk is higher. Being a Politically Exposed Person does not prevent someone from buying property. See also: AML/CTF, Enhanced Due Diligence.
Full guide: New Property Laws 2026 →

Planning Risk

The risk that planning controls applying to a property will prevent, restrict or add cost to a buyer's intended use or development. Relevant wherever plans depend on a development approval or an assumed use being permissible. Worth assessing through a town planner before purchasing with development intent.

Planning Scheme

The statutory document prepared by a local government setting out rules for land use and development within its area. The Noosa Planning Scheme applies to Noosa Shire; the Sunshine Coast Planning Scheme applies to surrounding areas. Contains the zoning map, overlay maps and codes that determine what can be built.

Pontoon

A floating platform attached to the bank of a waterfront property, used for mooring and water access. A pontoon on a tidal waterway requires a current MSQ waterway licence, issued to a person, not the property, so it does not automatically transfer at settlement. Confirm licence status and the reapplication process.

Pool Safety Certificate

A certificate confirming a swimming pool or spa meets Queensland pool safety standards, required when selling or leasing a property with a pool. Buyers should receive a current certificate at or before settlement; certificates are generally valid for two years for a sale. See also: Form 17.

Pre Approval

An indication from a lender of how much you may be able to borrow, based on preliminary checks. Pre approval is not a guarantee of finance and should not replace a finance clause in a contract.
Full guide: Pre Approval →

Preliminary Approval

A type of development approval setting the framework for future development on a site without approving the specific development itself, most commonly used for larger or staged developments. Can significantly affect development potential, so buyers of development sites should check whether one applies.

Prescribed Accepted Development

A category of accepted development prescribed by state regulation rather than the local planning scheme, most commonly for certain infrastructure works and minor building activities. It does not require a development approval, though conditions still apply.

Prescribed Tidal Works

Certain tidal structures, including jetties and boat ramps, on state-owned tidal land that require development approval under state legislation in addition to any local government approvals, assessed by the relevant state department. Confirm structures have received both local and state approvals before purchasing.

Price Guide

An indicative price range used by agents to market a property, not a guaranteed selling price. Properties may sell above or below the guide depending on demand and competition.

Price Withheld

A notation on sold property records indicating the sale price has not been publicly disclosed. In Queensland, vendors and agents are not required to disclose sale price. A high proportion of price withheld results can make comparable sales analysis more difficult.

Principal Place of Residence (PPR)

The property a person occupies as their main home, with financial and legal implications in Queensland including transfer duty rates, land tax exemption and grant eligibility. Buyers should understand how the PPR designation affects their duty liability and any short stay or rental intentions. See also: Transfer Duty, Land Tax.

Private Jetty

A fixed structure built on piles, extending from a waterfront property into a waterway, distinct from a floating pontoon. Private jetties on tidal waterways generally require both an MSQ waterway licence and a development approval. Maintenance is the owner's responsibility and can be significant.

Private Treaty

The most common method of sale in Queensland, where a property is listed with an asking price or range and buyers submit offers through negotiation rather than public auction.

Property Accountant

An accountant with specialist knowledge of property investment, taxation and ownership structures. Relevant for investment purchases, SMSF purchases, or company or trust structures. Engaging one before signing a contract can help avoid costly structural decisions that are difficult to unwind after settlement.

Property Manager

A licensed professional who manages a rental property on behalf of the owner, including tenant screening, rent collection and maintenance. Property managers typically specialise in either long term or short stay accommodation. A local property manager can provide practical rental expectations during due diligence.

Property Map of Assessable Vegetation (PMAV)

A state mapping layer identifying regulated vegetation on rural and regional Queensland properties, classifying land by clearing restriction level. Determines what vegetation can legally be cleared on rural, hinterland and larger residential lots. Check the PMAV before planning to clear land.

Q100 Flood Event

A flood with a 1 per cent chance of occurring in any given year, commonly called a 1 in 100 year flood, used as the standard planning benchmark in Queensland. The name can be misleading, as such events can occur in consecutive years.

Queensland Building and Construction Commission (QBCC)

The state body regulating the building and construction industry in Queensland, licensing builders and certifiers, investigating complaints and administering the Home Warranty Insurance scheme. Confirm a builder holds a current licence, and understand the warranty protections that apply, before engaging them. QBCC Home Warranty Insurance generally covers structural defects for 6 years and 6 months and non-structural defects for 6 months from practical completion. Licence status can be verified on the QBCC website.

Queensland Home Warranty Scheme (QHWS)

A mandatory statutory insurance scheme administered by the QBCC, covering residential building work in Queensland valued above $3,300. Coverage attaches to the property and transfers automatically on sale. Structural defects are generally covered for 6 years and 6 months, non-structural defects for 6 months, from practical completion. Standard coverage is $200,000, with an optional uplift to $300,000. For a property built or renovated within the warranty period, confirm the policy position through a QBCC insurance search before going unconditional.
Full guide: Queensland Home Warranty Scheme →

Queensland Development Code (QDC)

A mandatory state code setting standards for aspects of residential building work not fully addressed by the National Construction Code, such as site access and on-site sewerage. Made under the Building Act 1975 and applies alongside the NCC as part of the building approval process.

Queensland First Home Owner Grant

A Queensland Government grant available to eligible first home buyers purchasing or building a new home up to a set price threshold, administered by the Queensland Revenue Office and separate from the transfer duty First Home Concession. Amounts and thresholds can change, so confirm the current position with the QRO or your solicitor.

Rainwater Harvesting

The collection and storage of rainwater from roof surfaces for on-site use, including irrigation and, where appropriately filtered, drinking water. Rainwater tanks connected to internal plumbing require a licensed plumber and compliance with relevant standards. For rural properties relying on rainwater as the main supply, assess tank capacity, filtration and water quality. See also: Greywater Recycling, WELS Rating.

Rate Notice

The periodic notice from local council setting out rates and charges payable by a property owner. Checked during due diligence to confirm the current amount and identify arrears. A solicitor conducts a rates search as part of conveyancing to arrange adjustments at settlement.

Real Estate Institute of Queensland (REIQ)

The peak industry body for real estate professionals in Queensland. The REIQ contract is a commonly used form of contract for Queensland residential property. Membership indicates a commitment to the institute's code of conduct.

Reconfiguring a Lot (ROL)

The formal development approval process required to subdivide, amalgamate or otherwise reconfigure land in Queensland, involving a council application assessed against the planning scheme. Confirm an ROL is achievable, and at what cost, before purchasing land with subdivision potential.

Reactive Soil / Soil Classification (AS2870)

Soils that shrink and swell with changes in moisture, typically clay-rich, which can damage footings and slabs without appropriate design. Classified under AS2870 from Class A (stable) through to Class P (problem sites requiring individual design). Always confirm the site classification for a property where building or extension is planned.

Recycled Content Materials

Building materials incorporating recycled or reclaimed content, reducing demand for virgin resources. Common examples include recycled content steel, recycled aggregate and reclaimed timber or brick. Their environmental benefit depends on the specific material, its condition and how it is used, rather than recycled content alone determining the outcome. See also: Embodied Carbon, Embodied Energy.

Redraw Facility

A loan feature allowing a borrower to access extra repayments made above the minimum required. Redraw reduces the loan balance directly, unlike an offset account, which sits separately. Not all loans include redraw, and some lenders apply conditions or fees.

Referral Agency

A government entity consulted during development assessment because a proposal triggers a referral, either as a concurrence agency, whose requirements are binding, or an advice agency, whose input is advisory. Common examples include the Department of Transport and Main Roads and state environment agencies.

REIQ Contract

The standard form residential property contract used in Queensland, jointly published by the REIQ and the Queensland Law Society. Includes standard terms for deposit, settlement and conditions. Terms are negotiable, and having the contract reviewed by a solicitor before signing is recommended.

Relative Humidity (RH)

A measure of how much moisture the air holds relative to the maximum possible at that temperature. Comfortable indoor humidity is generally around 40 to 60 per cent; higher levels can support mould growth and moisture problems. In Noosa's climate, effective ventilation is a key tool for managing indoor humidity. See also: Condensation Risk, Mould and Moisture Risk.

Reporting Entity

The legal term for a business required to comply with AML/CTF obligations. Real estate professionals providing a designated service become reporting entities, required to enrol with AUSTRAC, implement a program, conduct Customer Due Diligence and report suspicious transactions. See also: AML/CTF, AUSTRAC, Designated Service.
Full guide: New Property Laws 2026 →

Reserve Price

The minimum price a seller will accept at auction, not disclosed to buyers. If bidding does not reach the reserve, the property is passed in and the highest bidder generally has first right to negotiate.

Retaining Wall (and Approval Requirements)

A structure holding back soil on sloped or excavated sites, common in Noosa's hinterland and sloping coastal lots. Walls over 1 metre generally require a building approval and engineering design in Queensland. Unapproved or deteriorating walls are a common inspection finding.

Retrospective Building Approval

An approval sought after building work has already been completed without required approvals, requiring the structure to be shown to meet current or historical standards. Not all unapproved work can be retrospectively approved. Get a building certifier and structural engineer's advice on the specific structure before purchasing on that basis. See also: Unapproved Building Work.

Riparian Rights

The rights of a landowner adjoining a non-tidal waterway, such as a creek or lake, to access and make reasonable use of the water, which do not automatically extend to building structures or diverting water. Buyers of hinterland properties adjoining waterways should seek legal advice on their specific rights.

RPEQ (Registered Professional Engineer of Queensland)

The formal designation for a professional engineer registered under the Professional Engineers Act 2002 (Qld). Only RPEQs can certify engineering work accepted by Queensland certifiers and councils. Confirm any engineering document is signed and stamped by a registered engineer, searchable through Engineers Australia.

7 Star Energy Rating (Seven Star)

A NatHERS thermal rating referred to as the Seven Star standard. Queensland's current standards generally call for this thermal outcome alongside a separate Whole of Home assessment, subject to applicable variations and compliance pathways. Confirm the current requirement and available certificates rather than assuming a fixed rule applies to every project. See also: NatHERS Rating, Whole of Home Energy Budget.

Sarking

A reflective foil or breathable membrane installed beneath roof cladding to reduce radiant heat transfer into the roof space and provide a secondary barrier against water ingress. Mandatory under the NCC for certain roof types and climate zones, though many older Queensland homes were built without it. Its presence and condition can be checked during a roof space inspection.

Search Bundle

A group of property searches arranged during the legal due diligence process. It may include title, rates, water and other searches relevant to the property. A body corporate records inspection is separate and may also be recommended for a unit or another property within a community titles scheme. The searches required and their cost depend on the property and location.

Section J (NCC Energy Efficiency Provisions)

The energy efficiency provisions within National Construction Code Volume One, applying to certain building classes such as commercial and some multi-residential buildings. For residential Class 1 homes, energy performance is instead addressed through NatHERS thermal assessment and the Whole of Home requirements, which are distinct from Section J. See also: NatHERS Rating, Whole of Home Energy Budget.

Self Assessable Work

A term previously used under the now superseded Sustainable Planning Act 2009 to describe development that could proceed without approval. Under the current Planning Act 2016 (Qld), this category has been replaced by accepted development. The term may still appear in older planning documents.

Selling Agent / Vendor's Agent

The real estate agent appointed by the seller under a Form 6 to market and sell the property, with a legal obligation to act in the vendor's interest rather than the buyer's. Their commission is generally tied to the sale price. Understanding this relationship helps explain why independent buyer representation exists.

Serviceability

A lender's assessment of a borrower's ability to meet loan repayments based on income, debts and expenses, generally including a buffer above the current interest rate to test resilience to rate rises. One of the primary factors determining borrowing capacity, alongside deposit size and credit history.

Setbacks

The minimum distances that must be maintained between a building and the property boundaries, measured to the outermost projection (OMP) rather than the wall face, so eaves and balconies count toward the calculation. Setbacks vary by zone, lot size and structure type. Understanding the applicable setbacks and the OMP is essential before planning any building work.
Full guide: Setbacks →

Settlement

The final step in the purchase process, when ownership officially transfers, the balance of the purchase price is paid and keys are handed over. Typically 30 to 90 days after signing in Queensland.

Settlement Period

The agreed time between signing the contract and settlement. Commonly 30 to 60 days in Queensland, although longer or shorter periods can be negotiated depending on the circumstances of both parties.

Shading Design

The use of eaves, pergolas, screens and landscaping to control solar heat gain through windows and walls. Effective shading can help block high summer sun while allowing lower winter sun through. Worth assessing eave depth and any shading on west facing windows, where afternoon sun is most intense.

Shared Pontoon

A pontoon shared between neighbouring waterfront properties or managed as part of a body corporate in a canal estate. Typically involves a cost-sharing arrangement for maintenance and the MSQ waterway licence. Confirm how the arrangement is documented and whether it is legally binding on future owners.

Short Stay Letting (Short Term Rental / Holiday Letting)

The use of a property to provide paid accommodation to guests while the owner or permanent resident is not residing there. Under the Noosa Plan 2020, accommodation provided to tourists or travellers for less than three consecutive months may fall within the defined short term accommodation use. Noosa's local law can also require approval and annual renewal unless an exemption applies. Planning status, local law requirements and any relevant body corporate records should be checked before relying on short stay use or income. See also: Home Hosted Accommodation.
Full guide: Short Stay Accommodation in Noosa →

Show Cause Notice

A formal notice from a local government advising a property owner that a potential planning breach has been identified, inviting them to respond before council decides on enforcement action. Typically the step before an Enforcement Notice. Check whether any have been issued as part of a council search.

Site Classification (AS2870)

The assessment of a building site's soil reactivity under Australian Standard AS2870, determining minimum footing and slab requirements. Classifications range from Class A (stable) to Class P (problem sites). Not fixed: it can change if moisture conditions change or fill is placed, so it should be confirmed by geotechnical investigation rather than assumed.

Site Cover

The proportion of a lot that can be covered by roofed structures, set out in the relevant zone code to preserve open space and manage stormwater. Limits vary by zone and lot size, so check the applicable limit early when planning significant additions or new dwellings.

Smoke Alarm Compliance (QLD)

Queensland has mandatory smoke alarm requirements under the Fire and Emergency Services Act 1990. Dwellings being sold or leased must generally have interconnected photoelectric smoke alarms in every bedroom, connecting hallways and on each storey, less than 10 years old. Sellers lodge a Form 24 declaration confirming compliance at settlement.

Soil Test (Geotechnical Investigation)

An assessment of ground conditions to determine soil type, reactivity classification and suitability for construction, typically involving test holes and laboratory analysis under AS2870. Required before designing footings for new work, and advisable on sloping sites, filled land or areas with reactive soils, since conditions can vary significantly between neighbouring lots.

Solar Heat Gain Coefficient (SHGC)

A measure of how much solar radiation passes through a window or glazing system, on a scale from 0 to 1. A lower SHGC transmits less solar heat, useful for reducing cooling loads on west and north facing windows in a warm climate. Distinct from U-value, which measures insulating performance. See also: Low Emissivity Glass, Double Glazing.

Solar Orientation

The positioning of a building relative to the sun's path, to manage solar access across the seasons. North facing areas generally receive the most controllable sunlight; west facing aspects receive intense afternoon sun and are typically the most challenging to manage thermally. A property's orientation is useful to establish early in the assessment.

Solar PV System (Solar Panels)

A rooftop photovoltaic (PV) system that converts sunlight into electricity. When assessing a property with existing solar, confirm the system size, age, inverter condition, ownership and whether a battery is installed. Electricity plans, tariffs and any feed-in arrangement should be confirmed directly with the retailer rather than assumed to transfer.

Solicitor

A qualified lawyer who can provide legal advice and manage the conveyancing process for a property purchase. A solicitor can review the contract, advise on its conditions, conduct relevant legal searches and manage the transfer through to settlement. Buyers should consider appointing one before signing a contract.

Source of Funds

The origin of the specific money being used in a transaction, such as savings, a sale, an inheritance or a loan. Real estate professionals may be required to ask buyers where their funds are coming from as part of Customer Due Diligence, a legal requirement rather than a judgement about the buyer. See also: AML/CTF, Customer Due Diligence.
Full guide: New Property Laws 2026 →

Source of Wealth

An explanation of how a person accumulated their overall wealth, which is broader than identifying the money used for a particular transaction. A reporting entity may request this information where it is required by its risk based customer due diligence process. See also: AML/CTF, Source of Funds, Enhanced Due Diligence.
Full guide: New Property Laws 2026 →

Stamp Duty

Transfer duty in Queensland is calculated on the purchase price or market value. First home buyers may be eligible for concessions. Use the Queensland Revenue Office calculator for an indicative figure before committing to a purchase price.
Full guide: Transfer Duty (Stamp Duty) →

Storm Surge Zone

An area at risk of inundation from storm surge, the temporary sea level rise caused by strong winds and low pressure during severe storms or cyclones. Mapped by state and local authorities and referenced as a coastal hazard overlay. Can affect development conditions and insurance for low-lying coastal properties.

Stormwater Management

The systems that collect, direct and treat rainwater runoff from roofs, driveways and hard surfaces. Poor stormwater management can cause water to pool or penetrate buildings after heavy rain. Ask building inspectors to assess drainage, particularly on low-lying or sloping sites in Noosa's high-rainfall climate.

Strata Title

Individual ownership of a lot, such as an apartment or unit, within a larger building or complex. Owners share the common property and contribute to body corporate fees for its upkeep.

Structural Engineer

A registered professional engineer who designs and certifies structural elements such as footings, slabs and retaining walls. Can assess structural concerns identified in a building inspection, and inspect and certify critical construction stages. Worth engaging independently for older or altered properties, or those on challenging sites.

Subfloor Ventilation

The system of vents and airflow beneath a suspended timber floor that helps manage moisture in the subfloor cavity, relevant in Noosa's humid climate. Inadequate ventilation can lead to timber rot, termite activity and mould, sometimes without visible signs. Worth asking building inspectors to specifically assess it on elevated homes.

Subject to Building and Pest

A contract condition allowing the buyer to arrange professional inspections. If significant structural issues or termite damage are identified, the buyer may negotiate repairs, request a price reduction or terminate the contract.

Subject to Finance

Another way of describing a finance clause. A contract subject to finance means the buyer can withdraw if their lender does not provide formal loan approval by the specified date.

Subsidence

The downward movement of the ground surface, caused by factors such as soil compression, moisture change or decay of organic material. Can cause wall and slab cracking, doors that stick, and in severe cases structural failure. A structural or geotechnical engineer should be consulted if subsidence is suspected, to identify the cause before remediation is costed.

Sunset Clause

A provision, most common in off the plan purchases, allowing either party to cancel if settlement has not occurred by a specified date. Understand the sunset date and what happens to your deposit if the clause is triggered. See also: Off the Plan Purchase.

Suspicious Matter Report (SMR)

A formal report a real estate professional may be legally required to submit to AUSTRAC when they suspect a transaction may be connected to money laundering or other serious financial crime. Filing a report does not establish that the buyer has done anything wrong. Restrictions apply to disclosing information about a report where doing so could prejudice an investigation. See also: AML/CTF, AUSTRAC, Tipping-Off Offence.
Full guide: New Property Laws 2026 →

Swing Mooring

A mooring consisting of a buoy anchored to the waterway bed by a chain, to which a vessel is tied and swings freely with wind and current. Requires Maritime Safety Queensland approval, and the number permitted in an area is regulated. Confirm any existing swing mooring has a current, transferable approval.

Thermal Bridging

Heat transfer through conductive building elements that bypass insulation, such as metal fasteners or structural steel penetrating the envelope. Creates localised cold spots that can increase condensation risk and reduce thermal performance below the insulation specification alone. In Passivhaus construction, managing thermal bridges is a primary design objective.

Thermal Comfort (Adaptive Comfort Model)

The condition of satisfaction with the surrounding thermal environment. The Adaptive Comfort Model, referenced in the NCC, recognises that people in naturally ventilated buildings tend to accept a wider comfortable temperature range than fixed models assume, particularly in warm climates, as occupants adjust behaviour in response to outdoor conditions. See also: Passive Design, Cross Ventilation.

Thermal Envelope

The boundary between a building's conditioned interior and the external environment, comprising the walls, roof, floor, windows and doors that collectively control heat flow. Its performance determines how hard mechanical heating and cooling systems need to work. Improving the envelope is often more cost effective than upgrading mechanical systems.

Thermal Mass

The ability of dense materials such as concrete and brick to absorb, store and slowly release heat, moderating temperature swings when combined with appropriate solar access and shading. In Noosa's subtropical climate, ventilation and shading are generally more central to comfort than thermal mass alone.

Tidal Access

Water access from a property affected by tidal variation, meaning depth and navigability change with the tide. Distinct from deep water access, where sufficient depth exists at all tidal states. Always check tidal range and minimum depth at the property's frontage if boat access is a priority.

Tidal Boundary

A property boundary defined by the high water mark of a tidal waterway rather than a fixed surveyed line. Because the high water mark can shift with erosion or accretion, the legal extent of the property can change over time. Buyers of tidal waterfront properties should understand they do not own the foreshore below this mark.

Tidal Works Approval

An approval required from Maritime Safety Queensland for works on or over tidal land, including pontoons, jetties and boat ramps, separate from any building approval. Confirm existing structures have current approval and understand the process for transferring or reapplying at settlement.

Tipping-Off Offence

Legal restrictions on disclosing certain information about suspicious matter reporting where the disclosure could prejudice an investigation. These restrictions are intended to prevent a person from being warned about possible regulatory or law enforcement activity. See also: AML/CTF, Suspicious Matter Report.
Full guide: New Property Laws 2026 →

Title Insurance

An insurance policy protecting property owners from certain title-related risks, such as boundary issues, survey errors or undisclosed encumbrances that may not appear in standard searches.

Title Search

A formal search of a property's title confirming the registered owner and identifying interests recorded against the land, such as mortgages, easements and caveats. A solicitor or law practice will generally obtain a current title search as part of the purchase process.
Full guide: Title Search →

Torrens Title

The standard form of freehold land ownership in Queensland, where ownership is registered on a government-maintained title register. The most common title type for houses and vacant land in Noosa.

Town Planner

A qualified professional who interprets and advises on planning schemes, zoning and development assessment. Can assess what is permissible on a site, identify overlay constraints and advise on the prospects of an application. Worth engaging during due diligence for renovation, subdivision or development intentions.

Tranche 2

The second phase of Australia's anti-money laundering reforms, extending AML/CTF obligations to real estate professionals and other industries. Tranche 1, from 2006, covered banks and financial institutions. If you hear reference to Tranche 2 obligations or reforms, this is the expansion being referred to. See also: AML/CTF, AUSTRAC, Reporting Entity.
Full guide: New Property Laws 2026 →

U Value (Thermal Transmittance)

A measure of how much heat passes through a building element per square metre for each degree of temperature difference, expressed in W/m2K. A lower U-value means better insulating performance. The inverse of R-value. For windows, U-value measures the whole assembly while SHGC measures solar heat gain; both are relevant when comparing specifications. See also: SHGC, Insulation R-Value.

Unapproved Building Work

Building work carried out without required approval, or that does not comply with approved plans, sometimes called illegal building work. Common examples include decks, carports and extensions. Queensland sellers are required to disclose unapproved structures. This becomes the buyer's responsibility at settlement and can affect insurance, future approvals and resale.

Unapproved Structures

Buildings, extensions, sheds or other structures built without required approval or a final inspection certificate. Responsibility for rectifying, approving or removing them transfers to the buyer at settlement. Compare approved plans against what is physically present before going unconditional, particularly on older or hinterland properties.

Unapproved Use

Using a property for a purpose not approved under the planning scheme or a development permit, distinct from unapproved structures, since a building may be physically approved while being used unlawfully. Common examples include unapproved short stay letting or commercial activity in a residential zone. Can result in an Enforcement Notice.

Unconditional Contract

A contract becomes unconditional once all conditions, such as finance and building and pest, have been satisfied or waived. At this point the buyer is legally obligated to proceed and the deposit is at risk if the contract is terminated.
Full guide: Unconditional Contract →

Unconditional Date

An informal term for the date a property contract becomes unconditional because the relevant conditions have been satisfied, waived or otherwise resolved. Different conditions can have separate deadlines, and other contractual or legal rights may still apply. The buyer's solicitor should confirm the contract's status and remaining obligations.

Under Contract

A property described as under contract has an accepted offer and a binding contract between the buyer and seller. The contract may still be subject to conditions or may already be unconditional. The sale is not complete until settlement occurs.

Underpinning

A structural remediation process used to strengthen the footings of a building that has moved or settled, typically by excavating and extending footings deeper or installing piers. One of the more significant structural repairs a property may require. Obtain a scope of works and cost estimate from a structural engineer before proceeding.

Unregistered Easement

An easement that exists and affects land use, although it has not been formally registered on the title, which can arise through long-term use or an informal arrangement. Because it does not appear on a standard title search, it can be difficult to identify. Look for physical evidence such as tracks, pipes or shared driveways.

Use Code

Planning scheme requirements applying to a specific type of land use, such as a dwelling house or short stay accommodation. If a proposed use complies with its use code, it may be approved without a full development application. Check whether an applicable use code exists under the Noosa Plan.

Use Definitions

The defined terms in a planning scheme describing specific categories of land use, each with a precise meaning that determines which zone requirements and assessment pathways apply. A property used in a way that does not match its correct use definition may be operating unlawfully, even if the activity appears minor.

Valuation

An independent assessment of a property's market value by a licensed valuer, usually arranged by the lender before approving a loan. A valuation below the purchase price can affect borrowing capacity.

Vapour Control Layer / Vapour Permeability

A material within a building assembly that limits the movement of water vapour through the structure. In Noosa's warm humid climate, the placement and permeability of vapour control layers matters, since moisture drive can reverse seasonally compared with cold-climate buildings. Incorrectly specified layers can trap rather than manage moisture. See also: Hygrothermal Performance, Interstitial Condensation.

Vegetation Clearing Permit

A formal approval required to clear regulated native vegetation under Queensland's Vegetation Management Act. Approval is not guaranteed and depends on the type and ecological significance of the vegetation. Never assume vegetation can be removed without checking permit requirements first.

Vegetation Management

State government controls restricting the clearing of native vegetation on Queensland properties, particularly relevant for acreage and rural properties in the Noosa hinterland. Check vegetation management maps before purchasing land you intend to clear or develop.

Vegetation Protection Overlay

A Noosa Plan overlay identifying and protecting significant trees and vegetation on individual properties, which may restrict removing or lopping protected trees for pools, extensions or view clearing. Council approval is required before affecting protected vegetation, and penalties for unauthorised removal can be substantial.

Vendor

Another term for the seller of a property. The vendor's agent works on behalf of the vendor, not the buyer. A buyer's advocate works exclusively for the buyer.

Vendor Bid

A bid made at auction by or on behalf of the vendor, used to move bidding toward the reserve price, permitted in Queensland, although it must be clearly identified by the auctioneer. It does not represent a genuine buyer. Once genuine bidding meets the reserve, the property is on the market.

Water Allocation Area

A defined area of state tidal land set aside for the exclusive use of a property owner in connection with approved tidal works, such as a pontoon. Usually documented in the Tidal Works Approval or a separate state lease. Confirm the annual fee, renewal conditions and what happens if the structure is removed or the property sold.

Water Efficiency Labelling and Standards (WELS Rating)

Australia's mandatory water efficiency labelling scheme for products such as taps, showerheads and washing machines, rated from 0 to 6 stars. Higher rated fixtures generally use less water, though actual use still depends on the fixture and household behaviour rather than the rating alone. See also: Rainwater Harvesting, Greywater Recycling.

Water Sensitive Urban Design (WSUD)

An approach to planning and building design that integrates water cycle management into the built environment, reducing runoff and conserving supply through measures such as rain gardens and rainwater harvesting. May be included as a condition of development approval for new builds and larger renovations. See also: Rainwater Harvesting, Stormwater Management.

Waterfrontage

The length and quality of a property's direct frontage to a body of water. When assessing waterfrontage, consider the linear frontage as well as the nature of the boundary, orientation, water depth and any easements or encumbrances affecting the waterfront portion of the lot.

Waterway Corridor / Riparian Area

A planning overlay or constraint applying to land adjacent to creeks, rivers and other waterways, typically imposing setback requirements and restricting vegetation clearing near the high bank. Applies to portions of some lots in Noosaville, Cooroibah and other areas. Check waterway corridor mapping as part of planning due diligence.

Waterway Licence

An approval from Maritime Safety Queensland authorising a structure, most commonly a pontoon or jetty, on a tidal waterway. Issued to a named individual, not the property, so it does not automatically transfer at settlement; the buyer must apply for a new licence. Confirm licence status during due diligence.

Wetlands Mapping

State and local mapping identifying wetland areas, including freshwater, estuarine and coastal wetlands, protected under state legislation and the Noosa Plan. Properties near or containing mapped wetlands may face limits on development and clearing. Check wetland mapping when purchasing near waterways or low-lying land.

Whole of Home Energy Budget

A requirement under the National Construction Code 2022 that considers the expected energy use of major systems and appliances, including heating, cooling, hot water, lighting, pool and spa equipment, solar and batteries. It is assessed separately from the NatHERS thermal star rating. Where the NatHERS pathway was used, ask for the relevant thermal and Whole of Home documentation. See also: NatHERS Rating, 7 Star Energy Rating.

Window to Wall Ratio (WWR)

The proportion of a building's external wall area that is glazed, expressed as a percentage. The amount, orientation, shading and performance of glazing can affect natural light, solar heat gain and heat loss. These factors are considered as part of the building's overall energy efficiency assessment.

Zone of Influence

The area of soil around a footing, tree root system or excavation within which changes in stress or moisture affect that element's performance. Relevant for retaining wall design and for understanding how tree roots or nearby excavation can affect footing stability on reactive soils.

Zoning

Council zoning determines how land can be used and what can be built on it. Common residential zones in Noosa include Low Density Residential, Medium Density and Rural Residential, each with different development possibilities.
Full guide: Zoning →

Have a question about a property term?

Property language can be confusing, especially when different rules apply to different properties and locations.

Get in touch to discuss the property you are considering, or explore all buyer resources.

page last updated July 2026

Property Glossary

Purchasing Process

Finance & Lending

New Property Laws 2026

Property & Ownership

Building & Approvals

Planning & Zoning

Environmental & Land Constraints

Flooding Terms

Bushfire Terms

Waterfront & Marine

Energy & Sustainability