Plumbing Legislation Archives - Page 6 of 6

Allconnex’s Demise Will Cost Us All

by Gary Mays | Sep 1, 2012 | City of Gold Coast, Consumer Issues, Plumbing Legislation, Queensland Government

If you have not already received your first water account since the demise of Allconnex on 30 June then you are about to receive it.

Allconnex began effecting ratepayers of Gold Coast and Logan from 1 July 2010 and its demise on 30 June 2012 was cheered by many. I predict the cheering will be short lived especially for Gold Coast ratepayers who are going to be looking at enormous increases in water charges in coming years to pay for infrastructure upgrades. Very simply sewer and water pipes need maintaining, pump stations require upgrading and sewerage treatment plants require upgrading constantly.

Previously all water distribution was run by local councils and in the main they ran efficient and profitable water departments. Gold Coast Water was a world leader in water distribution winning many awards and returning $80,000,000 in profit every year to subsidise rates and other council services. Despite what many people think we have not returned to the previous business model. Now Gold Coast and Logan council’s are the retailers which is the water and waste water service provider only. The profits previously were generated by owning and operating the bulk water supply.

The Queensland Government owns the bulk water supply. For Gold Coast ratepayers this includes the Hinze Dam, Little Nerang Dam and the desalination plant . The Queensland Government sets the wholesale price that council’s pay for water. These costs are then passed on to residential and business customers to pay.

If you look at the water costs for 300 kilolitres of water below, which is the average use for a family, its obvious that Gold Coast water and waste water costs are the most expensive compared to neighbouring council areas.

Remember when your bill arrives this year and in coming years with continual increases do not blame the current Gold Coast city councillors or Queensland government but the eight councillors at Gold Coast City Council in 2011 who ignored the facts and bowed to ill informed pressure groups, voting to leave Allconnex and pay in excess of $60,000,000 to compensate Logan And Redlands councils.

Water & Waste Water Costing Example For Using 300 k/l Of Water

Gold Coast Residential
water connection fee: $201.50
waste water connection fee:    $688.88
300k/l @ $3.27 per k/l:    $981.00
$1871.38
Gold Coast Non-Residential (Business)
water connection fee 20mm meter:         $358.90
waste water connection fee:                   $688.88
300k/l @ $3.27 per k/l:    $981.00
300k/l @ $4.23 calc on 90% wastewater:$1142.10
$3170.88
Tweed Residential
water connection fee:                            $128.00
300k/l @ $2.05 per k/l:                         $615.00
$743.00 Tweed Non-Residential (Business)
water connection fee:                            $128.00
300k/l @ $2.05 per k/l:                         $615.00
300k/l @ $1.30 per k/l wastewater:       $390.00
credit allowance of 180k/l wastewater: -$234.00
$899.00
Scenic Rim Residential
water connection fee:                             $280.00
waste water connection fee:                   $500.00
300k/l @ $3.19 per k/l:                          $957.00
$1737.00
Scenic Rim Non-Residential (Business)
water connection fee 20mm meter          $355.56
waste water connection fee:                   $525.60
300k/l @ $3.20 per k/l:                          $960.00
$1841.16
Logan
300k/l @ $5.06 per k/l:                       $1518.00

Do We Need Plumbing Inspectors in Queensland?

by Gary Mays | Jun 13, 2012 | City of Gold Coast, Consumer Issues, DIY Plumbing, Health Issues, Insurance, plumbing inspectors, Plumbing Legislation, Queensland Government, Whywait Plumbing

For as long as I can remember, there has been a debate about whether we need council plumbing inspectors. After all, there is no such thing as council building inspectors anymore or electrical or gas inspectors. Plumbers in Queensland are the only licensed trade still legally obligated to have work inspected by the local council plumbing inspector.

In reality, Queensland is the only state in Australia still with council plumbing inspectors. All other states now only have audits of work undertaken which depend on the honesty and integrity of the plumbers lodging the correct paperwork.

With the amendments to the Plumbing and Drainage Act 2002 coming into effect in Queensland in November, I believe we will have the best of all worlds. We will still have council plumbing inspectors, but their role will change to allow them to concentrate on ensuring new buildings are fully compliant, plus undertaking much more audit work.

The most significant improvement will be that much of the work on existing buildings will become notifiable, meaning that it can be undertaken without a council permit or inspection. This will reduce red tape and fees dramatically, plus speed up the ability of work being launched, as there will be no waiting of 2-4 weeks for applications to be processed and approved.

Of course, these improvements will only benefit plumbing companies that already obey the law and ensure they undertake work in a compliant manner. It will make no difference to those plumbers who have refused to comply with the law and lodge no paperwork. Likewise, it will make no difference to those without plumbing licenses who undertake plumbing work.

In recent years I have undertaken projects in Asia based in Singapore, where we have an office specialising in advanced hot water systems and sustainability products such as waterless urinals. Having returned from Singapore this week, I am reminded why we need plumbing inspectors because there is no sense in having world class laws and regulations when there are no audits or inspections of the work to ensure the plumbing systems are compliant.

Above is a photo of a 25-litre hot water service installation in a bathroom in an apartment worth around $1.75 million in downtown Singapore. This would have been installed as part of the building construction and is impossible to maintain without completely disconnecting as the element and thermostat face into the wall. Even more concerning is that the relief valve does not discharge into a tundish but onto the floor.

This scenario is not unusual in Singapore, as there are no plumbing inspections. Although similar to Australia, buildings are constructed to a cost, not to a standard but at least in Queensland, with council plumbing inspectors undertaking inspections at all stages of a building’s construction, building owners can be assured that the plumbing and drainage installations are compliant and of a high standard.

On the Gold Coast, it is to be hoped that the GCCC plumbing inspectors embrace the reforms and improve their track record for “interpretations” of both the legislation and the Australian standards.

Ultimately local council plumbing inspectors are a critical part of the system in protecting public health and safety, and a well-run council plumbing inspectors department benefits the community as a whole.

What Value Is There In An Audit By Gold Coast City Council Plumbing Inspectors?

by Gary Mays | May 26, 2012 | City of Gold Coast, Consumer Issues, Gold Coast City Council Plumbing Inspector, Gold Coast plumbers, Gold Coast Plumbing, Health Issues, Hot Water Heat Pump, Hot Water Solar, Hot Water Temperature, Hot water tempering valve, licensed plumber, plumbing inspectors, Plumbing Legislation

Gold Coast homeowners are increasingly subjected to allegedly “free compliance audits” by Gold Coast City Council plumbing inspectors. To justify their jobs in a depressed market with almost nil construction activity, Gold Coast City Council plumbing inspectors act like desperate door-to-door salesmen knocking on the doors of homeowners who have upgraded hot water systems. There is no legislative requirement for these audits to occur, and the homeowner does not need to allow them to enter their home.

To fill in time and justify their jobs, Gold Coast City Council plumbing inspectors are undertaking “audits” that are not requested and are unannounced. The plumbing inspectors are knocking on the door and stating they are there to inspect the hot water service. Legally they can assess the work if invited to do so by you. No Gold Coast plumber is asking them to evaluate the work, as none of us sees any value in doing so. Neither Gold Coast City Council nor its plumbing inspectors take any risk or responsibility, so their inspection is of no real value except to justify their jobs.

If Gold Coast City Council plumbing inspectors arrive unannounced at your door, he has no right of entry. He may request access by your invitation to inspect work that pertains to the form 4 plumbing contractors are legally obliged to lodge, but that is the absolute limit. If you refuse him entry, then he must immediately depart.

Unfortunately, the plumbing inspectors are loose with the truth and make out that they are legally obligated to undertake this audit. They do not inform homeowners that it is optional and not a legislative requirement.

The individual plumbing inspectors are not to blame for these events but are forced to do so as they work in an appalling atmosphere at Gold Coast City Council. It has been common knowledge within the plumbing industry for many years that the Gold Coast City Council plumbing inspectors are a deeply troubled organisation with bullying, abuse of power, nepotism, cronyism and double standards a daily occurrence.

Several clients of Whywait Plumbing that have received these unexpected visits were shocked when we phoned to say their hot water service we installed six months ago has had a defect notice issued. In every instant, as long as Whywait Plumbing receives the defect notice, we undertake the “repairs”, which invariably are that the tempering valve legally required to deliver hot water at 50 degrees is over temperature. To date, every home we have returned to is between 1-3 degrees over temperature. To see more information on the requirements of tempering valves and your obligations, click here.

Many of our clients have told us that they do not want the plumbing inspectors returning to their homes to re-audit. This we have conveyed via email to Gold Coast City Council plumbing inspectors on behalf of our clients. As a result, we had a phone call from the Gold Coast City Council Plumbing & Drainage Supervisor, Brian Till, recently, who informed us we should be encouraging our clients to have the re-audit undertaken; otherwise, we will remain responsible for the defects despite our notifying Gold Coast City Council that rectification work has been conducted.

Furthermore, Brian Till advised that the property will have registered against the title that there are outstanding plumbing defects which can have severe financial repercussions if you wish to sell your home.

If you get an unexpected knock on the door from a Gold Coast City Council plumbing inspector, we recommend you decline to allow them entry to your home. However, declining access does not affect you as they walk away, and the file is closed.

However, suppose you have had a defect notice issued. In that case, we recommend allowing a re-audit at a time that is suitable for you to ensure no defects are registered against your property. If you desire, we will attend at no cost to reassure you and ensure that due process is complied with.

Are Cleaners Able to Legally Undertake Plumbing Work?

by Gary Mays | Jan 23, 2012 | Bathrooms, City of Gold Coast, Consumer Issues, DIY Plumbing, Emergency Plumber, Form 4 notifiable work, handyman, Health Issues, Insurance, licensed plumber, Plumbers Gold Coast, Plumbing Legislation, Queensland Government

Cleaners are not plumbers.

A phone call I received last week from a cleaner asking me are cleaners able to legally undertake plumbing work alerted me to the pressures many cleaning contractors face from unscrupulous building owners and property managers. Increasingly there is a tendency by commercial building owners and their property managers to require their cleaning contractors to undertake work tasks that are legally plumbing. Cleaners undertaking plumbing tasks are quite merely breaking several laws as are their employers and supervisors.

The most common plumbing tasks that cleaners who are untrained, unskilled and unlicensed appear to be being required to undertake as part of their cleaning duties are:

unblocking of drains
unblocking of toilets
disconnecting and clearing of traps
servicing of urinals

What plumbing work can a cleaner perform

The only plumbing-related tasks a cleaner or any other person can legally undertake are:

cleaning or maintaining ground level grates to traps on sanitary drains
replacing caps to ground level inspection openings on sanitary drains
maintaining an above or below ground irrigation system for the disposal of effluent from an on-site sewerage facility
installing or maintaining an irrigation or lawn watering system downstream from an isolating valve, tap or backflow prevention device on the supply pipe for the irrigation or lawn watering system
replacing a jumper valve or washer in a tap
changing a showerhead
replacing, in a water closet (WC) cistern, a drop valve washer, float valve washer or suction cup rubber.

All other work must be undertaken by a licensed plumber and drainer – no ifs, no buts, no exceptions.

Laws that apply to who can do plumbing

Cleaners who are required and frequently forced by their supervisors and employers to undertake plumbing tasks usually at the behest of building owners and property managers are all breaking the following laws and regulations:

Building Services Authority Act 1991
Work Health and Safety Act 2011
Queensland Plumbing and Wastewater Code
Plumbing and Drainage Act 2002
Plumbing and Drainage Regulation 2003
Standard Plumbing and Drainage Regulation 2003

Plumbers and drainers, unlike cleaners, are trained to undertake tasks such as clearing of drains or working on toilets or urinals. All of these tasks require specialised training, diagnostic skills and an awareness of health and safety issues. Above all plumbers are licensed to undertake the work by the Queensland Government plumbing regulator, the Plumbing Industry Council. The latter are legally required to protect public health and safety through Queensland’s plumbing and drainage licensing system.

Standard Plumbing & Drainage Regulation 2003 requirements

Tasks such as unblocking of drains, unblocking of toilets, disconnecting and clearing of traps or servicing of urinals are covered explicitly by schedule 2 of Standard Plumbing & Drainage Regulation 2003 as detailed below:

work necessary for maintaining, repairing or replacing a fitting or fixture
work necessary for maintaining or repairing an apparatus other than a backflow prevention device or thermostatic mixing valve
work necessary for replacing apparatus other than a backflow prevention device, thermostatic mixing valve, tempering valve, water heater, cistern, pump or water meter
work necessary for maintaining, repairing or replacing fire hydrants or fire hose reels
unblocking a pipe that is sanitary plumbing or sanitary drainage
work necessary for maintaining or repairing a solar or heat pump hot water system in a building classified under BCA as a class 1, 2, 3 or 4 building

Work undertaken under schedule 2 does not require the lodgement of form 4 with the local government plumbing & drainage inspectors. Still, all work must be conducted by a licensed plumber or drainer.

A cleaner despite what they are told cannot undertake any of the above tasks. They and those that instruct them to do the work are breaking the law, and all are liable for fines plus leave themselves exposed to common law claims under the due diligence provisions of the new WHS Act 2011.

It is straightforward if there is general cleaning of a plumbing fixture then there is no issue its a cleaning task. Where a component part is replaced or disconnected from the plumbing or drainage system, fixture or fitting for maintenance or servicing it can only be legally undertaken by a licensed plumber.

I reiterate the answer to the question are cleaners able to legally undertake plumbing work is a resounding NO and if you are unsure call Whywait Plumbing any time of (07) 5580 4311 to get assistance.

Hot Water Burns Like Fire

by Gary Mays | Jul 15, 2011 | City of Gold Coast, Consumer Issues, Gold Coast Plumbing, Health Issues, Hot Water, Hot Water Temperature, Insurance, Plumbers Gold Coast, Plumbing Legislation

Queensland law since 1995 has been that hot water delivered to bathrooms be regulated so that it does not exceed 50°C. The most common method to achieve this is by installing a tempering valve.

At 60°C, a severe burn can happen in 1 second.
At 55°C, a severe burn would take 10 seconds.
At 50°C, a severe burn would happen after 5 minutes.

If your hot water unit has a valve that looks like the one pictured on the right, then you have a tempering valve installed. The most common valve installed has a blue cap, but valves used on gas units frequently have a green cap and those on solar or heat pump units have an orange cap.

It is almost a guarantee that your valve has never been serviced as most homeowners do not realise they even had such a device or that they are required to be tested and certified annually. Very simply a tempering valve blends hot and cold water to deliver hot water at a constant temperature and thus reduces the risk of scalding accidents.

Recent litigation places a deed of care to ensure the safe delivery of hot water in domestic situations. Very simply this means you should be having the tempering valve serviced annually whether you are a homeowner or a property investor or a real estate property manager. To ensure your hot water delivery is safe, you need an annual report signed by a licensed plumber that states:

the model, manufacturer and identification of the tempering valve installed
the temperature of the hot water recorded during the test
details of the test undertaken, details of what maintenance was undertaken and what parts were replaced
the location of the valve in the property
a reference to the test method undertaken being compliant with AS 4032.3, Appendix C

Duty of care provisions applies to us all and without an annual test and a written report you leave yourself liable if anyone suffers a burn from your hot water. Most electric hot water units heat water to 70°C, so that has the potential to produce a severe burn in 1 second without a correctly working tempering valve.

Whywait Plumbing is contacting clients to book in compliant testing, maintaining and reporting of your tempering valves but if you have any concerns over the temperature of your hot water, contact us now to schedule your service.

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Allconnex’s Demise Will Cost Us All

Water & Waste Water Costing Example For Using 300 k/l Of Water

Do We Need Plumbing Inspectors in Queensland?

What Value Is There In An Audit By Gold Coast City Council Plumbing Inspectors?

Are Cleaners Able to Legally Undertake Plumbing Work?

Cleaners are not plumbers.

What plumbing work can a cleaner perform

Laws that apply to who can do plumbing

Standard Plumbing & Drainage Regulation 2003 requirements

Hot Water Burns Like Fire

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