What Does a Pre-Purchase Plumbing Inspection Actually Include?

01 Visual Plumbing Inspection

The foundation of any pre-purchase inspection is a thorough visual assessment of all accessible plumbing throughout the property. This includes:

Taps and fixtures: Checking for leaks, worn washers, damaged tapware, and correct hot/cold connections.

Toilets: Testing flush function, checking for pan leaks, inspecting cistern components, and looking for movement or inadequate fixing.

Sinks, basins, and laundry tubs: Checking drainage rates, trap condition, waste connections, and visible pipe condition under cabinets.

Showers and baths: Looking for drainage issues, water pooling, and signs of water damage around waste connections.

Exposed pipework: Inspecting accessible pipes for corrosion, poor joinery, incorrect materials, or signs of previous leaks.

The visual inspection covers what can be seen without opening walls or lifting floors. A good inspector knows what warning signs to look for that suggest problems lurking behind the surface.

02 Water Pressure Testing

Water pressure is tested at multiple points throughout the property to identify whether it falls within the acceptable range (generally 200–500 kPa for residential properties in Queensland). Issues found during pressure testing can include:

High pressure: Excess pressure stresses pipes, appliances, and fixtures, accelerating wear and increasing leak risk. It often points to a failing or absent pressure-limiting valve (PLV).

Low pressure: Can indicate partially blocked pipes, corrosion restricting flow, or issues with the property’s supply connection.

Pressure loss under testing: A drop in pressure during a static test suggests an active leak somewhere in the system — even if it’s not yet visible.

03 Hot Water System Assessment

The hot water system is one of the most expensive items to replace in a home, with costs ranging from $1,500 to $4,000+ depending on the system type. The inspection will assess:

Age and expected remaining lifespan: Most systems have a label with the manufacture date. An inspector will advise if the unit is approaching or past its expected service life of 8–12 years.

Compliance: Checking that the installation meets current Australian standards, including correct relief valve installation and appropriate ventilation for gas units.

Condition: Looking for corrosion, signs of previous leaks around the unit, and the condition of associated pipework and fittings.

04 CCTV Drain Camera Inspection

This is arguably the most important part of any pre-purchase inspection — and the one most likely to reveal serious issues that would otherwise go completely undetected.

A CCTV drain camera is inserted into the property’s drainage system via an inspection point and pushed through the underground sewer and stormwater lines. The footage is recorded in real time and reviewed for:

Tree root intrusion: One of the most common findings in established suburbs. Roots enter through joints and cracks, progressively blocking and damaging the line.

Pipe fractures or joint separation: Cracks, breaks, or displaced joints that allow groundwater ingress and create collapse risk.

Significant blockages or build-up: Accumulated grease, debris, or scale that is restricting flow.

Pipe deformation or collapse: Older pipes — particularly clay or cast iron — can deform underground movement or load, restricting drainage and requiring replacement.

Incorrect fall or back-falls: Drainage lines need to fall at a consistent grade to drain effectively. Camera inspection can identify sections where this isn’t the case.

CCTV drain inspection is the only way to reliably assess the condition of underground drainage lines. No other inspection method — visual, physical, or otherwise — can tell you what’s happening beneath the surface.

05 Gas System Inspection

If the property has gas — whether natural gas or LPG — a licensed gas fitter should inspect the entire system as part of the pre-purchase process. This includes:

Gas leak testing: The entire gas system is pressure tested to identify any leaks at appliances, connections, or in the line itself.

Appliance compliance: Each gas appliance is checked to confirm it has been correctly installed, is adequately ventilated, and meets current Australian Standards.

Meter and regulator condition: The condition and compliance of the gas meter connection and any regulators are assessed.

Licensed work verification: Where possible, the inspector will look for signs of unlicensed or non-compliant gas work — a serious safety and insurance issue that is more common than most buyers realise.

06 The Written Report

A professional pre-purchase plumbing inspection should result in a detailed written report — not just a verbal summary on the day. A quality report will include:

Summary of findings: A clear overview of the property’s plumbing condition, written in plain language without unnecessary jargon.

Itemised defects: Each issue found listed separately, with a description of the problem, its location, and recommended action.

Priority classification: Defects should be rated by urgency — immediate safety concerns, items requiring attention in the short term, and items to monitor over time.

CCTV footage: The drain camera inspection should produce footage that is either provided directly or is available on request. This is important documentation if issues need to be discussed with the vendor.

Water pressure readings: Recorded measurements, not just pass/fail.

The report is a document you can use in negotiations, share with your conveyancer, or keep for future reference as the new owner. Ask specifically whether a written report is included before you book.

What’s Not Included?

It’s worth understanding what a plumbing inspection doesn’t cover. Inspectors work on a non-invasive basis — they don’t open walls, lift floorboards, or excavate. If a problem is suspected behind a surface, this will be noted in the report as requiring further investigation. A plumbing inspection also doesn’t cover electrical systems, roofing, or structural elements — those are covered by a separate building inspection.

How Long Does It Take?

A comprehensive plumbing, gas, and drainage inspection for a standard three to four bedroom home typically takes between 1.5 and 3 hours on site, depending on the size of the property and the complexity of the drainage layout. The written report is usually provided within 24 hours.