Plumbing Compliance Guide for Queensland Property Managers

What Is Plumbing Compliance Under Queensland Law?

Plumbing compliance in Queensland refers to the legal obligation of property owners and managers to ensure that all plumbing and drainage work is carried out by a QBCC-licensed contractor and that the resulting work meets the standards prescribed under Queensland legislation.

The primary legislation governing plumbing compliance in Queensland is the Plumbing and Drainage Act 2018 (Qld) and the Standard Plumbing and Drainage Regulation 2019. These instruments set out:

• Which plumbing and drainage work is classified as notifiable work (requiring inspection and certification)
• Requirements for licensed contractors to issue Form 9 — Compliance Certificate upon completion of notifiable work
• Mandatory maintenance intervals for specific types of plumbing infrastructure
• Penalties for non-compliance, which can include significant fines for property owners

Property managers acting on behalf of landlords or body corporates hold a duty of care to ensure tenants occupy premises with compliant plumbing and drainage systems. This obligation extends to commercial tenancies, strata-titled properties, and community title schemes.

Compliance Requirements at a Glance

The following table summarises the key recurring compliance obligations for Queensland properties:

Note: Local government requirements may impose additional obligations beyond state legislation. Always confirm requirements with your relevant council.

How to Get Your Property Plumbing Compliant — Step by Step

Getting and maintaining plumbing compliance is a structured process. Here is how Pulse Plumbing, Gas & Civil approaches compliance audits for property managers:

1. Audit existing records. Gather all available Form 9 compliance certificates, backflow test reports, TMV service records, and grease trap service logs. Identify any gaps.

2. Book a compliance inspection. Engage a QBCC-licensed plumber to inspect the property. At Pulse, we provide a written inspection report identifying compliant items, non-compliant items, and priority remediation work.

3. Carry out remediation work. Any non-compliant plumbing or drainage is rectified by our licensed team. All notifiable work is certified with a Form 9 upon completion.

4. Obtain and file Form 9 certificates. Your licensed plumber must issue a Form 9 for all notifiable work. File these certificates securely — you may need them if the property is sold, refinanced, or if a dispute arises.

5. Schedule annual backflow testing. Backflow prevention devices must be tested by a licensed tester and a test report submitted to the water authority. Pulse handles both the testing and the reporting on your behalf.

6. Establish a preventative maintenance schedule. Compliance is not a one-off event. Work with your licensed plumber to establish a calendar of recurring maintenance activities tailored to your property type and tenancy mix.

7. Keep your records organised. We recommend maintaining a digital compliance folder with all Form 9s, test reports, service records, and contractor invoices organised by date and property.

Local Council Requirements

While the Plumbing and Drainage Act 2018 (Qld) sets the state-wide framework, individual local governments impose additional requirements — particularly for trade waste, grease traps, and backflow prevention.

Logan City Council Logan City Council requires all commercial premises that discharge trade waste to hold a current Trade Waste Agreement and to maintain grease traps in accordance with the agreement schedule. Backflow prevention devices must be tested annually by a registered tester, and test results submitted to Council’s trade waste team.

Brisbane City Council Brisbane City Council enforces backflow prevention requirements under the South East Queensland Water (Distribution and Retail Restructuring) Act 2009 and relevant water netserv plans. All testable backflow prevention devices must be tested annually. BCC also requires grease arrestors in commercial food premises to be serviced regularly, with service intervals specified in the trade waste permit.

Gold Coast City Council (City of Gold Coast) The City of Gold Coast requires annual backflow prevention testing and the submission of test reports via the approved reporting format. Trade waste agreements are required for commercial premises, and grease traps must be pumped out at intervals specified in the agreement — typically every 4–12 weeks depending on the volume of trade waste generated.

Frequently Asked Questions

What happens if I don’t obtain a Form 9 certificate for plumbing work?

If notifiable plumbing or drainage work is carried out without a Form 9 being issued, the property owner may face penalties under the Plumbing and Drainage Act 2018. More practically, the absence of Form 9 certificates can complicate property sales, insurance claims, and disputes with tenants. If work was done without proper certification, engage a licensed plumber to inspect and certify the installation, or to carry out any required rectification work and issue certificates.

Who is responsible for plumbing compliance — the landlord or the property manager?

The property owner is ultimately legally responsible for ensuring the property is compliant. However, property managers acting under a management agreement typically carry a contractual duty to identify and address maintenance and compliance issues on the owner’s behalf. In practice, this means property managers should proactively schedule compliance inspections and maintenance, and ensure all work is carried out by QBCC-licensed contractors.

How often does backflow prevention need to be tested in Queensland?

Backflow prevention devices must be tested annually in Queensland, in accordance with AS/NZS 2845.3 and the Plumbing and Drainage Regulation 2019. Following testing, the licensed tester submits a test report to the relevant water authority. Pulse Plumbing, Gas & Civil handles both the testing and the report submission across Brisbane, Logan, Gold Coast, and Ipswich.

What is a Form 9 compliance certificate and when is it required?

A Form 9 is a compliance certificate issued by a QBCC-licensed contractor confirming that notifiable plumbing and drainage work has been carried out in accordance with the approved plans and applicable standards. It is required after the completion of any notifiable work, which includes new installations, alterations, and extensions to plumbing or drainage systems. The contractor is legally obligated to provide the Form 9 to the property owner.

What is classified as “notifiable work” under Queensland law?

Notifiable work includes the installation, alteration, extension, disconnection, or removal of plumbing and drainage systems. Common examples include: installing or replacing a hot water system, alterations to sanitary plumbing or drainage, new drainage connections, and installation of backflow prevention devices. Minor maintenance tasks such as replacing washers or clearing a blocked drain without altering the system typically do not constitute notifiable work.

Does a rental property need to be plumbing compliant before tenants move in?

Yes. Under the Residential Tenancies and Rooming Accommodation Act 2008 (Qld), landlords must provide premises in a good state of repair and compliant with all relevant health, safety, and housing laws at the start of a tenancy. This includes ensuring the plumbing and drainage systems are safe and functional. For older properties, it is advisable to commission a compliance inspection before each tenancy to identify any issues.

This guide was written by Lachlan De Santis, Director of Pulse Plumbing, Gas & Civil (QBCC Lic 15384771). It is intended as general information only and does not constitute legal advice. For advice specific to your property, contact a QBCC-licensed plumber or your local council.

Need a licensed plumber for a compliance audit across Brisbane, Logan, Gold Coast or Ipswich? Call Pulse on 0452 188 420 or get a free quote online.