Buying a House in Brisbane? Ten Plumbing Checks Before You Sign
Standard building and pest inspections are visual. They don't camera the sewer, pressure-test the supply or open up a hot water system. Some of the most expensive faults in a Brisbane home are exactly the ones that inspection won't find.
1. Age of the Hot Water System
Find the compliance plate and read the manufacture date. Anything over ten years is a replacement you should be budgeting $1,600–$4,200 for, not a nice surprise six months after settlement.
2. Water Pressure at Multiple Taps
Run the kitchen tap and a shower simultaneously. A dramatic drop suggests undersized or corroded supply pipework.
3. Discoloured First-Draw Water
Rusty or brown water on first use points to galvanised steel supply lines nearing end of life. Full re-pipe of a Queenslander runs well into five figures.
4. Under-Sink Inspection
Open every vanity and kitchen cupboard. Look for water staining, swollen chipboard, rust spots on braided flexi hoses and green corrosion on copper.
5. Drain Speed Test
Fill each basin and bath, then release. Slow drainage or gurgling as it empties means a partially blocked or poorly vented line.
6. Toilet Behaviour
Watch a full flush cycle in each toilet. A bowl that refills slowly, a cistern that keeps running, or water rising high before clearing all point to drainage restriction.
7. Sewer CCTV — the Big One
In any pre-1980s Brisbane suburb with mature trees, get the sewer camera-inspected before you sign. Root-damaged earthenware sewer replacement commonly runs $8,000–$25,000. A $350 inspection is the best money you'll spend.
8. Stormwater and Legal Point of Discharge
Check downpipes actually connect to a drainage system, not just discharge onto the ground. Brisbane clay plus poor stormwater equals foundation movement.
9. Signs of Past Flooding
Water marks on subfloor stumps, rust lines on stumps or fences, and replaced-looking floorboards. Cross-check the address on Brisbane City Council's flood awareness map.
10. Compliance Paperwork
Ask the agent for gas compliance certificates and any council-lodged plumbing forms for renovations. Unpermitted plumbing or gas work becomes your liability at settlement.
Frequently Asked Questions
Is a plumbing inspection worth it on top of building and pest?
On any home older than about 30 years, yes — particularly the sewer CCTV. It's the one hidden fault that regularly costs more than the deposit you'd lose walking away.
What does a pre-purchase plumbing inspection cost in Brisbane?
Typically $350–$650 including CCTV of the sewer line, with a written report you can use in negotiation.
Can I use the findings to negotiate?
Absolutely. A documented sewer defect is a legitimate basis to renegotiate price or request repairs before settlement.