The introduction of AML/CTF obligations for real estate on 1 July 2026 represents a major change for Australian property transactions. While there have been some early challenges as the industry adjusts, Gardian Real Estate is working closely with its compliance and technology partners to improve the experience for Mackay buyers and sellers.
Last week, we explained what Australia's new Anti-Money Laundering and Counter-Terrorism Financing laws mean for people buying and selling property.
This week, we're looking at the practical side of the change.
What should you expect when completing your AML/CTF checks? Why is it important to respond promptly? And what is Gardian doing to help make this new process as straightforward as possible?
A significant change for the entire real estate industry
The AML/CTF reforms represent one of the biggest compliance changes to affect Australian real estate in many years.
From 1 July 2026, real estate professionals providing designated services became subject to new obligations designed to help prevent property transactions from being used for money laundering, terrorism financing and other serious financial crime.
For buyers and sellers, this means providing more information than may previously have been required.
For agents, it means introducing new compliance programs, customer due diligence processes, risk assessments, record keeping and procedures into everyday property transactions.
It is a significant adjustment and, like any major industry-wide change, the transition hasn't been entirely without challenges.
Some early challenges and a commitment to improving the process
At Gardian Real Estate, we believe in being transparent with our clients.
Since the new requirements commenced on 1 July, there have been some early challenges as agencies, technology providers, compliance specialists and clients adjust to entirely new systems and processes.
We have encountered some issues while implementing these requirements into live property transactions.
But what matters most is how we respond.
Rather than simply accepting that the process is new or difficult, we're actively working through issues, reviewing our procedures and maintaining close communication with our partners to improve the experience for our clients and agents.
Our focus remains clear: meet our legal obligations while keeping the buying and selling process moving as efficiently as possible.
What should buyers and sellers expect?
The exact AML/CTF process may differ depending on your individual circumstances.
An individual selling a property in their own name may have a relatively straightforward process.
A property owned or purchased through a company or trust may require additional documentation to establish the ownership and control structure and identify ultimate beneficial owners.
The REIQ guidance for buyers and sellers makes clear that AML/CTF assessments can extend beyond standard identity checks and may require additional information about the customer and transaction.
Not every client will necessarily be asked for exactly the same information.
Why completing your AML/CTF checks promptly matters
Property transactions involve deadlines.
For sellers, the AML/CTF process is relevant when engaging an agent to provide regulated real estate services. For buyers, checks may arise in connection with the transaction and the designated services being provided.
Delays in providing requested information or documents can affect how quickly the required assessment can be completed.
Our advice is straightforward:
If you receive an AML/CTF request relating to your property transaction, don't ignore it.
Complete the requested steps as soon as possible. If you don't understand a question, are having trouble using the verification system or aren't sure which documents to provide, contact the Gardian team.
We would much rather help resolve a question early than have an issue create unnecessary stress or delay later in the transaction.
Why might I be asked for more information?
Sometimes, completing an initial identification check isn't the end of the process.
Additional information may be required because of the type of customer, ownership structure or circumstances of the transaction.
For example, companies and trusts can require additional documentation to identify the people who ultimately own or control them.
A client may also be asked questions about politically exposed persons or connections to particular countries.
These requests are part of the AML/CTF assessment process. They don't automatically mean something is wrong with your transaction.
The important thing is to respond to requests promptly and ask questions if you're unsure what is needed.
What about my personal information?
It's completely understandable that buyers and sellers may have questions about providing additional personal information.
The REIQ guidance states that agents involved in a transaction have obligations regarding the storage of information and that AML/CTF records may need to be retained for a minimum of seven years. It also notes that personal information must be handled in accordance with applicable privacy requirements.
If you have questions about how your information is being collected, stored or protected, you should ask your agent.
Clear communication is particularly important when clients are being asked to provide information they may not have previously associated with buying or selling property.
How Gardian prepared for the AML/CTF changes
The commencement date of 1 July 2026 wasn't the beginning of Gardian's preparation.
Considerable work took place before the new obligations came into effect.
Our preparation included understanding the new regulatory requirements, establishing an AML/CTF framework, developing internal processes, training our team and working with specialist partners to prepare for the practical realities of the new regime.
But implementation doesn't stop on commencement day.
Now that we're working with these requirements in live transactions, we're continuing to refine our approach based on real experience.
This is particularly important because no amount of preparation can predict every scenario that will arise when entirely new systems and obligations are introduced across an industry.
How Gardian is supporting buyers and sellers
Our approach is built around preparation, communication and continuous improvement.
We're working closely with our partners to address issues as they arise, clarify requirements and improve the process wherever possible.
For our clients, our aim is to:
Explain why information is being requested and what you need to do next.
Make buyers and sellers aware of AML/CTF requirements as early as possible.
Provide clear communication when additional documentation is required.
Help clarify questions when clients are uncertain about the process.
Work closely with our compliance and technology partners when technical or procedural issues arise.
Continue improving our systems as the industry adjusts to the new framework.
The reality is that AML/CTF compliance is now part of buying and selling property in Australia.
Our responsibility isn't simply to comply with the law. It's also to help our clients understand what's happening and support them through the process.
Moving forward together
The first weeks of any major regulatory change can involve a period of adjustment.
There are new questions to answer, new systems to navigate and new processes for agents, buyers and sellers to understand.
At Gardian Real Estate, we won't pretend there haven't been challenges.
What we can promise is that we're continuing to work closely with our partners, listen to feedback, improve our processes and support our clients through these changes.
Because while the compliance landscape has changed, our focus hasn't.
We remain committed to helping people buy and sell property with clear communication, local expertise and genuine support at every step.
Frequently asked questions
What should I do if I'm having trouble completing my AML/CTF check?
Contact the Gardian Real Estate team as soon as possible. We can help clarify the next steps and, where appropriate, work with our partners to address technical or procedural issues.
Why might a company or trust require more documents?
Companies and trusts can have more complex ownership and control structures. Additional documentation may be required to identify the individuals who ultimately own or control the entity.
Does Gardian decide which AML/CTF laws apply?
No. The AML/CTF obligations are established under Australian law and regulated at a federal level. Gardian's responsibility is to comply with its legal obligations while supporting clients through the process.
Buying or selling property in Mackay?
If you're considering buying or selling property, understanding the new AML/CTF requirements early can help you prepare for the process.
The Gardian Real Estate team is here to guide you through what is required, answer questions where we can and work closely with our partners when additional support is needed.
Thinking about your next property move? Talk to Gardian Real Estate about buying or selling in Mackay and what the new AML/CTF requirements may mean for your journey.
Gardian Real Estate | With you, at every step.
Sources and data notes
This article was informed by the REIQ's AML/CTF and Real Estate Laws: What They Mean for Buyers and What They Mean for Sellers information sheets.
This article provides general information only and does not constitute legal, financial or compliance advice. AML/CTF requirements can vary depending on the customer, transaction, ownership structure and individual circumstances.
