Frequently Asked Questions
AML/CTF Requirements
As Australia's AML/CTF regime expands to 'tranche 2', professions (including real estate), will take on new compliance obligations from 1 July 2026. Find your answers to the most frequently-asked questions here.
AML/CTF Background
-
What is money laundering and what is AML?
Money laundering (ML) is the process of concealing the criminal origin of funds by passing them through the legitimate financial system. Anti-money laundering (AML) refers to policies, procedures, systems and controls designed to prevent that misuse. In Australia, AML/CTF obligations are set out in the AML/CTF Act and Rules administered by AUSTRAC (the AML/CTF regulator and Financial Intelligence Unit).
-
What is terrorism financing and what is CTF?
Terrorism financing is the collection or movement of funds to support terrorist acts or groups. Counter-terrorism financing (CTF) are the controls to prevent that misuse; these sit within the AML/CTF framework overseen by AUSTRAC.
-
How big is the problem in Australia?
The Australian Institute of Criminology estimates the cost of serious and organised crime at up to $68.7 billion in 2022–23 (about $2,500 per person).
-
How is money laundered through real estate?
Here are some examples how real estate can be misused to move or disguise value:
- buying/selling at non-market values;
- renovations funded with illicit cash then resale;
- misuse of trust accounts (deposit then refund to a different account).
AUSTRAC has long identified real estate as a significant money laundering channel.
-
Why must real estate comply with AML/CTF laws?
The sale and purchase of property involves high-value transactions that can be structured or manipulated to obscure beneficial ownership or value transfer. Tranche 2 brings certain real-estate services into scope from 1 July 2026 to address these risks.
-
What will change and when?
- Start date: AML/CTF obligations apply to relevant real-estate designated services from 1 July 2026.
- Enrolment window: AUSTRAC enrolment for tranche 2 entities opens 31 March 2026; entities must be enrolled by 29 July 2026.
Practical impact: Expect new workflows (Know Your Customer) before providing the service, a documented AML/CTF program, an appointed compliance officer, ongoing monitoring and reporting obligations. Learn more about your key obligations here.
Collecting Information (Know Your Customer / Customer Due Diligence)
-
What information must we collect?
Requirements are risk-based. Typically you will need to collect:
- For individuals: proof of identity, Politically Exposed Persons / sanctions screening.
- For companies/trusts: verify beneficial owners, controlling persons, and relevant documents (e.g., trust deed).
- Enhanced checks apply in higher-risk cases.
-
When must KYC be completed?
KYC must be done before providing a designated service (e.g., acting as an agent in a sale or purchase). This is “initial KYC”. Ongoing KYC continues through the relationship and is triggered when risks change.
-
Do we have to do KYC on the Buyer and Seller? (Real Estate)
Yes, you must complete CDD/KYC on both the buyer and the vendor of the transaction. This means both the buyers agent and the vendor's agent must each complete CDD/KYC on the buyer and vendor.
-
Do we need Source of Wealth/Source of Funds?
Yes, in higher-risk scenarios (e.g., complex structures, PEPs, higher-risk countries, unusual/large transactions). The goal is to confirm the legitimacy of the funds being used. You will need to document evidence (e.g., statements, loan docs, gift letters).
-
Do mortgage-backed deals change my AML obligations?
No. The obligations remain risk-based; the presence of a loan doesn’t remove your CDD/monitoring duties. You must focus on the customer profile, funding sources, and any unusual activity.
-
How long must we keep records?
- Transaction records: 7 years.
- Customer identification (KYC) records: for the duration of the relationship plus 7 years after services cease.
- If a credit reporting agency is used: both the reporting entity and the agency must keep related records 7 years from the request.
- AML/CTF program records and approvals: retain for 7 years after the program (or the specific change) ceases to have effect.
AUSTRAC permits electronic or hard-copy records.
-
How does this interact with the Privacy Act?
Where AML/CTF law requires retention beyond five years, you may keep personal information for 7 years, but it can only be used for AML/CTF compliance purposes (not for other purposes).
-
If my customer refuses KYC can I still do business with them?
You are obligated to perform KYC on all customers you provide designated services to from 1 July 2026.
If you cannot perform KYC because your client refuses to do so, you cannot provide the designated service.
-
Can I market / list the property before KYC is completed? (Real Estate)
No, KYC must be completed before you can proceed to market or list the property.
Management & Governance
-
Who is responsible for AML/CTF in the business?
You must appoint an AML/CTF Compliance Officer (management level) and ensure board/senior management oversight of the program.
-
Does the Board have to 'sign off' the program?
Your AML/CTF program must be documented and approved by a senior manager, with appropriate oversight by the board or senior management and independent evaluation at least every 3 years. There is no legal requirement for a “wet-ink” signature; AUSTRAC accepts electronic records/approvals.
Outsourcing & Third Parties
-
Can we outsource parts of AML/CTF?
Yes—many entities outsource functions (e.g., KYC collection). However, you remain legally responsible for compliance, and you must manage the outsourcing risks.
-
Can we rely on another entity's KYC?
In some circumstances you can rely on a third party’s customer identification procedures under a KYC arrangement or case-by-case reliance, with specific conditions and documented agreements (“safe harbour” applies to isolated breaches under compliant arrangements). You must retain the relevant records.
Reporting to AUSTRAC
-
What must we report and when?
- Suspicious Matter Reports (SMRs):
24 hours if related to terrorism financing; three business days for other suspicions. AUSTRAC - Threshold Transaction Reports (TTRs):
Physical currency transactions $10,000 or higher (or foreign equivalent). - International transfers:
Under the reformed framework these are International Value Transfer Service (IVTS) reports (terminology updated from IFTIs). - Compliance reports:
Submitted when required by AUSTRAC (not automatically every year for all sectors).
- Suspicious Matter Reports (SMRs):
-
Do we still have to keep records if a third party does our KYC?
Yes. Even when relying on or outsourcing to a third party, your agency must retain the records required under the AML/CTF regime.
Penalties & Key Dates
-
What are the penalties for failing to enrol on time?
Tranche 2 entities need to enrol with AUSTRAC from 31 March 2026.
Daily civil penalties accrue if you provide a designated service for at least 28 days without enrolling: up to 12 penalty units per day (individual) or up to 60 per day (body corporate).
The penalty unit amount is set by law and was $313 (noting the government may index it over time).
-
Do I need to have everything in place before or after 1 July 2026?
In order to be AML/CTF compliant from 1 July 2026 onwards, you need to have everything in place prior to this date.
This includes:
-
Enrolment with AUSTRAC
-
Appointing and AML Compliance Officer
-
Creating your Risk Assessment and AML/CTF Program
-
Training staff in their AML/CTF obligations and how to fulfil them
-
Being ready to conduct KYC on clients from 1 July 2026
-
Staff vetting
- Being ready to monitor for suspicious activity and file Suspicious Matter Reports with AUSTRAC
-
Managing AML/CTF
-
Do AML/CTF documents need 'wet-ink' signatures?
No. AUSTRAC requires your AML/CTF program to be documented and approved (by a senior manager) and your records to be retrievable. Records can be electronic or hard copy; the focus is on governance and effectiveness, not the ink.
-
Will AUSTRAC provide starter kits?
Yes, AUSTRAC has provided Program starter kits for Tranche 2 entities. These are designed for small real estate and buyer's agencies who meet AUSTRAC's criteria, and must be tailored to the risks your business faces.
-
How much time will AML/CTF take?
Set-up typically takes months (risk assessment, program, training, systems). Ongoing effort depends on business size and processes; with appropriate tooling, daily management should be limited for most agencies. This is implementation guidance rather than a legal rule.
-
How do I complete employee due diligence?
Employee due diligence (also known as personnel due diligence or staff vetting) are checks and assessments run on the people you employ who handle AML/CTF responsibilities.
This helps protect your business by:
- making sure only suitable people perform AML/CTF functions;
- reducing the likelihood of internal fraud.
You must conduct personnel due diligence:
- before you employ or engage the person;
- on an ongoing basis during their employment or engagement.
Your AML/CTF Program outlines how this should be completed within your business.
Quick Glossary
-
CDD/KYC
Customer Due Diligence/Know Your Customer—identify and verify the customer/beneficial owners before providing the service; apply enhanced checks when risks are higher.
-
TTR
Threshold Transaction Report—cash $10,000+ (or foreign equivalent).
-
SMR
Suspicious Matter Report—24 hrs (Terrorism Financing) / three business days (other).
-
IVTS Report
International Value Transfer Service report (replaces the older “IFTI” terminology in the tranche 2 summary).
