Strata Common Property Plumbing SWMS

Strata common property plumbing covers plumbing work on the common property of strata and community-title buildings — installing, maintaining and repairing the shared water, sanitary, drainage, hot water and fire services that serve multiple lots and occupants. The plumbing work is conventional, but the strata setting brings its own considerations: the work affects multiple occupants who must be coordinated and have services maintained, the boundary between common property and individual lots must be respected, access to occupied lots may be needed, and the building may be multi-storey. This document is written on the basis that strata common property plumbing is carried out by a licensed plumber with the service-continuity, multi-occupant coordination, access and building controls in place.

Strata common property plumbing is carried out to the relevant parts of AS/NZS 3500, with the shared water, sanitary, drainage and hot water systems serving multiple lots, and any fire services maintained to their standards. The work affects multiple occupants, so service continuity, coordination, access to occupied lots, and the common-property boundary are heightened considerations, and multi-storey buildings bring work-at-height and riser considerations. This document coordinates the service-continuity, coordination, access and building controls so the plumbing work is carried out safely on the strata common property.

Hazards identified

9 hazards covered, sorted by priority.

Control measures

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

1. 1Administrative: maintain shared water and sanitary services to occupants or provide temporary services, planning and staging the work and notifying occupants of any service interruption.
2. 2Administrative: coordinate the work across the multiple lots and occupants, arranging access to occupied lots where required and respecting the common-property boundary.
3. 3Administrative: control Legionella and hot water in the shared systems, and provide and confirm backflow protection on the shared drinking water supply.
4. 4Administrative: manage the biological hazard with hygiene controls, washing facilities, gloves and protective clothing, and prohibition of eating, drinking and smoking until decontaminated.
5. 5Engineering: provide fall prevention and riser controls for work at height and in risers in multi-storey buildings.
6. 6Engineering: isolate and manage hot water and stored energy so it does not scald.
7. 7Administrative: control trips and access for occupants in common areas, and manage access to occupied lots with notice and coordination.
8. 8Administrative: ensure the work is carried out and certified by an appropriately licensed plumber or gasfitter under the relevant state or territory plumbing and gasfitting licensing scheme, with the relevant competencies and a compliance 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, gasfitting, confined space and any other competencies 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, high-visibility clothing, 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 licensed plumber is engaged to carry out plumbing work on the common property of a strata building. Shared water and sanitary services to occupants are maintained or temporary services provided, with the work planned and staged and occupants notified of any service interruption. The work is coordinated across the multiple lots and occupants, arranging access to occupied lots where required and respecting the common-property boundary. Legionella and hot water in the shared systems are controlled, and backflow protection on the shared drinking water supply provided and confirmed. The biological hazard of shared sanitary and drainage work is managed with hygiene controls. Because the building is multi-storey, fall prevention and riser controls are provided for work at height and in risers. Hot water and stored energy are isolated so they do not scald, and trips and access controlled for occupants in common areas. The work is completed safely, and the records retained.

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, excavation and electrical provisions where applicable, as enacted in each jurisdiction.
• The relevant plumbing and drainage standards AS/NZS 3500 (Parts 0–5), AS/NZS 5601.1:2022 for gas, the AS 4032 valve standards, and the hazardous chemicals and electrical requirements, are called up by the state and territory plumbing, gas and safety legislation, together with the relevant network utility, healthcare and site requirements.
• Plumbing and gasfitting work is licensed under each state and territory's plumbing and gasfitting licensing scheme, with the relevant competencies for the specialist work, and compliance 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, confined space and electrical provisions applying in place of the model instruments.

Frequently asked questions