Overview
Do not assume building and pest has fully checked the plumbing.
A pre-purchase plumbing inspection gives Brisbane buyers an independent, plumbing-focused view of the property before settlement. It is designed to sit beside your building and pest inspection — not replace it — and answer the question that building and pest cannot: is the plumbing compliant, functional, and reasonably free from hidden risk?
Real inspection example
What a GemArk inspection actually finds.
This example is drawn from a real GemArk CCTV stormwater and drain inspection. All three issues below were identified using camera equipment. None were visible during the standard building inspection of the same property.
Why this matters right now
Brisbane's building boom is producing non-compliant plumbing — and buyers are inheriting it.
Queensland's housing shortage has driven rapid construction growth. To keep pace, the industry has drawn on a high volume of overseas-trained tradespeople. Not all of that work meets Australian plumbing standards, and under-pressure council inspection systems have not always caught it.
The result is a growing number of Brisbane properties — including recently built and recently renovated homes — where non-compliant plumbing has been installed inside walls, under slabs and underground. Standard building and pest inspections are not equipped to find this. When buyers discover it after settlement, it becomes their cost to fix.
Building and pest gap
What building and pest may not fully test.
A standard building and pest inspection may note visible defects or moisture indicators, but it operates within a defined scope. Building inspectors are not licensed plumbers. They are not required to test underground drainage, verify that installed plumbing meets the Plumbing and Drainage Act, or identify non-standard materials and methods used during construction.
Read more about what building and pest can miss about plumbing →
Common risks
Plumbing problems Brisbane buyers can miss.
Drainage defects
Blocked, damaged, poorly graded or ageing drains. Root intrusion and collapsed underground lines are common in established Brisbane suburbs — and invisible without a CCTV camera.
Stormwater issues
Poor discharge points, no legal outfall, overflow paths and inadequate capacity. Problems that often only appear during heavy Brisbane rainfall — after the buyer has settled.
Non-compliant installed work
Plumbing installed without permits, by unlicensed trades or to a different standard. Common in recent renovations and properties built during high-demand periods.
Hidden water issues
Leaks behind walls, wet area faults, incorrect waterproofing and slow leaks that are not visible during a standard inspection walk-through.
Hot water compliance
Hot water systems installed without required tempering valves, pressure relief or correct connections — issues that become the buyer's compliance problem after settlement.
Backflow prevention gaps
Properties required to have registered backflow prevention devices that are missing, unregistered or have never been tested — a council compliance obligation that falls on the owner.
New builds and recent renovations
New does not mean compliant.
A common assumption is that a new build or recently renovated property will have correct plumbing. In Brisbane's current construction environment, that assumption carries real risk. New builds and renovations are precisely where non-compliant work is most likely to be hidden — inside walls, under slabs, behind linings — before it becomes visible as a failure or defect.
When to book
When a pre-purchase plumbing inspection makes sense.
- Any property purchase in the current Brisbane market — particularly post-2020 builds and renovations.
- Older homes or homes with a renovation history where permit records are unclear.
- Large trees near sewer or stormwater lines — root intrusion is a significant risk in established suburbs.
- Sloping blocks or properties with poor surface drainage.
- Homes with dampness, drainage smells, slow drains, water staining or visible patch repairs.
- Investment properties where maintenance cost and rental compliance matters.
- New builds and off-the-plan properties before final settlement.
- Any property where the building and pest report raised moisture concerns.
Inspection process
How GemArk handles pre-purchase plumbing inspections.
1. Confirm property and deadline
We confirm the address, contract timeline, access details and known concerns. Include the building and pest report if you have it — GemArk will use it to focus the inspection on the highest-risk areas.
2. Inspect with the right equipment
CCTV drain cameras, sonde depth measurement and AHD elevation surveys are used where needed — the tools a building inspector does not carry.
3. Provide plain-English reporting
You receive practical findings in clear language so you can decide whether to buy, negotiate a price reduction, request repairs before settlement, or seek further investigation.
FAQ
Common pre-purchase plumbing questions.
Does a building and pest inspection check plumbing compliance?
No. Building inspectors are not licensed plumbers and are not required to test drainage, verify installed plumbing meets the Plumbing and Drainage Act, or identify non-compliant work. A separate plumbing inspection is needed.
Why is non-compliant plumbing more common in Brisbane right now?
Queensland's housing shortage and construction surge have increased reliance on overseas-trained trades. Not all are familiar with Australian standards, and council inspection systems are under pressure. Non-compliant work is getting through and buyers are discovering it after settlement.
Can a plumbing inspection save me money?
Yes. Findings from a pre-purchase inspection can support price negotiations, give grounds to request repairs before settlement, or identify problems serious enough to walk away from. Underground drainage rectification alone can cost $15,000 to $30,000 or more.
Should I get a plumbing inspection on a new build?
Particularly yes. New builds are where non-compliant work is most likely hidden inside walls or under slabs before it becomes visible. A pre-handover plumbing inspection is one of the best times to verify the work meets Queensland standards.
Request a quote
Book a pre-purchase plumbing inspection.
Send the address, contract timeline, agent details and any known concerns. Include the building and pest report if you have it.
Phone: 0431 502 032
Email: info@gemark.com.au
Contact GemArk