Pre-Purchase Plumbing Inspection SWMS

Pre-purchase plumbing inspection covers the inspection and assessment of the plumbing, drainage, hot water and gas systems of a property before its purchase — identifying defects, non-compliances, leaks, deterioration and safety issues so a prospective purchaser understands the condition of the systems. It is assessment work rather than installation, but it still carries hazards: accessing roof spaces, subfloor areas and confined spaces to inspect, the potential to encounter asbestos and other hazards in older properties, and the gas and electrical systems being inspected. This document is written on the basis that pre-purchase inspection is carried out by a competent licensed plumber, with the access, asbestos and system hazards controlled, and the inspection reported.

Pre-purchase plumbing inspection assesses the systems against the relevant plumbing, drainage and gas standards — AS/NZS 3500 and AS/NZS 5601.1:2022 — identifying defects and non-compliances. The work involves accessing roof spaces, subfloor areas and other locations to inspect, which can present work-at-height, confined-space and asbestos hazards, particularly in older properties. This document coordinates the access, asbestos, system and reporting controls so the inspection is carried out safely and the condition reported.

Hazards identified

9 hazards covered, sorted by priority.

Control measures

Hierarchy-of-controls order: elimination → substitution → isolation → engineering → administrative → PPE.

1. 1Administrative: where the property is older or the inspection may encounter asbestos, identify and do not disturb asbestos materials — assume older materials are asbestos until determined otherwise — and report rather than disturb them.
2. 2Engineering: provide fall prevention for accessing and inspecting roof spaces and roofs, to the managing the risk of falls Code of Practice.
3. 3Administrative: where accessing a confined or restricted subfloor or roof space, apply the confined space and atmospheric controls where it meets the confined space definition.
4. 4Administrative: inspect the gas system without disturbing or compromising it, and recognise gas and electrical hazards encountered during access without working live.
5. 5Administrative: manage the biological hazard in drainage and subfloor areas with hygiene controls and washing facilities.
6. 6Engineering: use correct manual-handling and access technique in restricted areas, and assess deteriorated or unknown systems and structures cautiously.
7. 7Administrative: assess the systems against AS/NZS 3500 and AS/NZS 5601.1:2022, and report the condition, defects and non-compliances accurately to the purchaser.
8. 8Administrative: ensure the work is carried out and certified by an appropriately licensed plumber under the relevant state or territory plumbing licensing scheme, with the backflow, testing or other endorsement required and a compliance or test certificate issued where required.
9. 9Administrative: all workers must hold a valid White Card (General Construction Induction Training, CPCCWHS1001) where the work is construction work, with the plumbing competencies and any backflow, confined space or testing endorsements required for the work.
10. 10Administrative: conduct a pre-start toolbox talk covering the day's work, identified hazards, isolations, required PPE and emergency procedures, and record attendance in the consultation section.
11. 11Administrative: consult workers and any health and safety representatives on the work and its risks, record the consultation, and keep this document available at the workplace.
12. 12PPE: eye protection to AS/NZS 1337.1, hearing protection where required, gloves appropriate to the task, and Class I or Class II safety footwear with protective toecap to AS/NZS 2210.3.
13. 13Administrative: review and update this SWMS whenever the work scope changes, after any incident or near miss, when a worker or health and safety representative raises a concern, when new hazards are identified, or at minimum every 12 months.

Applicable Codes of Practice

Worked example

A competent licensed plumber is engaged to carry out a pre-purchase plumbing inspection of an older house. Because the property is older and the inspection may encounter asbestos, asbestos materials are identified and not disturbed — assumed asbestos until determined otherwise — and reported rather than disturbed. Fall prevention is provided for accessing and inspecting the roof space and roof, and the confined space and atmospheric controls applied where the subfloor and roof spaces meet the confined space definition. The gas system is inspected without disturbing or compromising it, and gas and electrical hazards encountered during access are recognised without working live. The biological hazard in the drainage and subfloor areas is managed with hygiene controls and washing facilities. Deteriorated and unknown systems and structures are assessed cautiously. The systems are assessed against AS/NZS 3500 and AS/NZS 5601.1:2022, and the condition, defects and non-compliances reported accurately to the purchaser. The plumber retains the records.

Related legislation

• Model Work Health and Safety Act — primary duty of care; the duty to consult workers; the reckless-conduct offence; and notifiable-incident provisions, as enacted in each jurisdiction.
• Model Work Health and Safety Regulations — Section 291 high risk construction work and the SWMS preparation and review duties, and the confined space provisions where applicable, as enacted in each jurisdiction.
• The relevant plumbing and drainage standards AS/NZS 3500 (Parts 0–5), AS/NZS 1547 for on-site wastewater, the AS 4032 and AS 1357 valve standards, AS/NZS 2845.3 for backflow field testing, and AS 1851 for fire-system service, are called up by the state and territory plumbing and building safety legislation, together with the requirements of the relevant network utility.
• Plumbing work is licensed under each state and territory's plumbing licensing scheme, with backflow and testing accreditation required for that work, and compliance or test certification required for notifiable work; electrical work is carried out by a licensed electrician.
• Victoria operates under the Occupational Health and Safety Act 2004 and the Occupational Health and Safety Regulations 2017, with the high risk construction work and confined space provisions applying in place of the model instruments.

Frequently asked questions