Is the Form 7 the lessor disclosure statement?

Under the Retail Shop Leases Act, yes. The approved Form 7 is the lessor disclosure statement. But Titles Queensland also has a Form 7, which is the Lease/Sub-lease form used to register a lease, and the Property Law Act 2023 has a Form 7 notice to remedy breach. Check the header to see which one you have.

Is the Titles Queensland Form 7 the lease?

It is the form that registers the lease. The lease terms are usually attached to it as a schedule, or taken from a standard terms document. Together they make up the registered lease.

Who pays to register the lease?

The lease usually says who pays the registration fee. For a retail shop lease, the Act generally stops the lessor charging the lessee for getting the mortgagee's consent. Check the lease before you sign.

Form 7 QLD Lease Explained

“Form 7” means three different things in Queensland leasing. Under the Retail Shop Leases Act 1994 (Qld), Form 7 is the lessor disclosure statement. At Titles Queensland, Form 7 is the Lease/Sub-lease form used to register a lease on the title. Since 1 August 2025, the Property Law Act 2023 (Qld) also has a Form 7: the notice to remedy breach. If someone asks you for a “Form 7”, work out which one they mean.

The three Form 7s at a glance

Form 7	Issued under	What it does	When it is used
Lessor disclosure statement	Retail Shop Leases Act 1994	Tells the lessee the key facts and costs of a retail shop lease	Given at least 7 days before the lease is entered into
Lease/Sub-lease	Land Title Act 1994 (Titles Queensland)	Registers the lease on the title to the land	Lodged after the lease is signed, if it is being registered
Notice to remedy breach	Property Law Act 2023	Tells the lessee what breach to fix before the lessor can end the lease for it	When the lessee is in breach

In a retail shop lease deal, a “Form 7” request from the lessor or agent usually means the disclosure statement. A conveyancer or lawyer dealing with registration usually means the Titles Queensland form.

Form 7 under the Retail Shop Leases Act: the lessor disclosure statement

The approved forms under the Retail Shop Leases Act are numbered. Form 7 is the lessor disclosure statement. The others include Form 8 (lessee disclosure statement), Form 9 (assignor disclosure statement), Form 11 (financial advice report) and Form 12 (legal advice report).

The lessor must give the prospective lessee the Form 7 and a copy of the proposed lease at least 7 days before the lease is entered into (section 21B). The statement covers the rent, outgoings, works, term and other key facts about the premises.

If the lessor doesn’t give it on time, or it is materially false, misleading or incomplete, the lessee can end the lease by written notice within 6 months after entering it (section 21F). For a wrong statement, that right doesn’t apply if the lessor acted honestly and reasonably and the lessee is in substantially as good a position as if the statement had been right.

See the 7-day disclosure period in QLD for the timing rules.

Preparing a retail shop lease as lessor? We prepare the lessor disclosure statement to go with it. Lessor disclosure statements.

Form 7 at Titles Queensland: the Lease/Sub-lease form

The Titles Queensland Form 7 is a land registry form under the Land Title Act 1994 (Qld). Its front pages set out:

the lessor and the lessee
the lot on plan, and which part of it is leased
the term, the start date and any options to renew
the rent, or a reference to where it is set out
signatures and witnessing

The full lease terms usually sit in a schedule attached to the form. Some lessors use a standard terms document registered with Titles Queensland instead, and the Form 7 refers to it.

The proposed lease given with the disclosure statement is often already set out on a Titles Queensland Form 7. That is fine. The lessee still needs the separate disclosure statement (the Retail Shop Leases Act Form 7) on time.

When a lease is registered

Registration isn’t required for every lease, but it matters for longer ones. A registered lease is recorded on the title, and a buyer or mortgagee of the land takes subject to it.

An unregistered lease still binds the lessor and lessee. Under section 185 of the Land Title Act, a “short lease” of 3 years or less is protected against a buyer or mortgagee even if unregistered. A longer unregistered lease is exposed. On the usual view, options count towards the 3 years. See do I need to register my lease? for the general rules.

What is needed to register it

Item	Why it is needed
The signed Form 7 and lease terms	The document the registry records
Mortgagee consent	If the land is mortgaged, the lease binds the lender only if it consents before registration (section 66)
A sketch or survey plan of the leased area	Usually needed where the lease covers only part of a lot. For one shop in a building, a sketch is the usual approach
The lodgement fee	Payable to Titles Queensland

A lawyer or conveyancer usually lodges the form. If the registry finds a problem, it issues a requisition that has to be fixed before registration. Later changes to a registered lease, such as an extension or a surrender, are also registered on the relevant Titles Queensland forms.

Form 7 under the Property Law Act: notice to remedy breach

From 1 August 2025, the Property Law Act 2023 (Qld) replaced the old property law rules in Queensland. Its approved Form 7 is the notice to remedy breach. A lessor generally has to give it before ending a lease for many kinds of breach by the lessee. It sets out the breach and what the lessee is asked to do about it.

If you receive one, act quickly and get advice.

How to tell which Form 7 you have

Check the header and the Act named on the form:

Retail Shop Leases Act 1994 means the lessor disclosure statement.
Land Title Act 1994 or a Titles Queensland logo means the Lease/Sub-lease registration form.
Property Law Act 2023 means a notice to remedy breach.

If the form isn’t clear, ask the person who sent it which document they mean.

General information only, not legal advice. Every lease is different, so get advice on yours before you sign.

Form 7 QLD lease explained