Category: Maintenance Tips

For property managers overseeing commercial buildings in Melbourne, commercial plumbing maintenance is one of those things that rewards consistency. A well-maintained system runs quietly in the background. A neglected one tends to make itself known at the worst possible time, usually when a tenant is calling and a tradesperson isn’t available.

This commercial plumbing checklist covers the quarterly, half-yearly, and annual tasks that keep systems running reliably, support compliance, and reduce the likelihood of expensive emergency repairs.

Why Preventative Plumbing Maintenance Pays Off

Most commercial plumbing failures don’t happen overnight. They develop gradually, often over months, and the signs are usually there well before anything goes seriously wrong.

A structured preventative plumbing maintenance schedule catches minor issues before they become major ones. A slow leak under a vanity. A grease trap working harder than it should. A flexi hose that’s been under pressure for several years. None of these announce themselves until they fail, but all of them are straightforward to address when caught early.

Regular maintenance also builds documentation. Completed service records carry real weight when insurance claims, compliance queries, or disputes with tenants arise.

The Commercial Plumbing Checklist

Here’s a practical breakdown by maintenance interval.

Quarterly

These tasks cover the systems your building uses every day and the kinds of issues that tend to emerge over a single season:

• Check accessible taps, fittings, and visible pipework for drips or slow leaks
• Test water pressure at outlets across the building and note significant drops
• Run all floor waste drains to confirm flow and identify any slow drainage
• Clear leaf matter and debris from stormwater grates, pits, and downpipe outlets
• Check hot water systems are delivering water at the correct temperature
• Test that all isolation valves operate correctly and are clearly labelled
• Walk all amenities for running toilets or cistern issues and log anything identified

Half-Yearly

These checks go a layer deeper and are worth timing around the start of summer and the start of winter:

• Inspect hot water unit condition, test pressure relief valves, and assess for sediment buildup
• Service or inspect grease traps in any commercial kitchen facilities on site
• Check flexi hoses under basins, behind toilets, and at appliance connections throughout the building
• Review water meter readings against usage to identify unexplained consumption
• Inspect roof drainage, box gutters, and downpipe connections ahead of peak rainfall periods
• Confirm backflow prevention devices are functioning correctly
• Inspect and test any sump pumps or pump stations on site

Annual

Annual commercial plumbing maintenance typically involves more thorough assessments and certification work:

• Engage a licensed plumber to fully service all hot water systems, including anode rod checks
• Carry out CCTV inspection of sewer and stormwater lines on high-usage or older buildings
• Test and certify backflow prevention devices (required annually in Victoria under AS/NZS 2845.3)
• Review thermostatic mixing valve (TMV) performance and calibration
• Conduct a water audit to identify wastage or inefficiency across the building
• Update and file all service records in readiness for the next maintenance cycle

Fire Services Plumbing Has Its Own Requirements

Fire sprinkler systems, hydrants, and hose reels sit under a separate compliance framework and need their own maintenance schedule. Australian Standards set specific inspection and testing intervals for these systems, and certification is required.

If you manage buildings with fire services infrastructure, coordinating these checks through a dedicated fire services maintenance program keeps everything properly documented and reduces the risk of gaps between service intervals.

Strata Buildings Need a Tailored Approach

Commercial plumbing maintenance in a strata setting carries an extra layer of complexity. Shared pipework, boundary of responsibility questions between owners corporation and individual lot owners, and multiple tenancies create situations a standard plumbing checklist doesn’t fully account for.

A plumber experienced in strata plumbing understands how to navigate these arrangements, document work correctly, and coordinate with body corporates and strata managers. Getting the right team involved from the outset avoids a lot of back-and-forth when issues arise.

Setting Up a Commercial Plumbing Maintenance Program

A checklist is a useful reference, but a structured commercial plumbing maintenance program goes further. It puts a qualified plumber on site at the right intervals, ensures nothing falls through the cracks between visits, and builds a running record of your building’s plumbing history.

That history becomes genuinely valuable over time. It supports capital expenditure planning, helps identify recurring issues before they escalate, and demonstrates due diligence to owners, insurers, and tenants.

Book a Scheduled Maintenance Program

If you manage commercial properties in Melbourne and want a plumbing maintenance schedule that actually gets followed, Vic Plumbing can help.

We work with property managers across Melbourne to set up practical, well-documented commercial plumbing maintenance programs that fit your building type, tenancy mix, and reporting requirements.

Book a scheduled maintenance program with Vic Plumbing today.

And if you’d like a print-ready version of this commercial plumbing checklist to file with your building records or share with your facilities team, download our free PDF checklist below.

Melbourne winters are a good time to get familiar with your stormwater system. Most of the year’s heaviest rain falls between June and August in quick bursts, and that’s when your drainage gets its real test. A system that handles light showers without a hitch can behave quite differently when a proper downpour rolls through. Stormwater drainage problems that have been quietly building tend to show themselves then.

If you’ve noticed water sitting in the yard longer than expected, or heard some gurgling from the drains after rain, this guide is for you.

Here’s what to check if you have stormwater drainage problems, what usually causes it, and how a plumber can help.

Why Melbourne Winters are a Good Test for Stormwater Systems

Melbourne gets the bulk of its annual rainfall between May and October, and a lot of it comes in concentrated bursts. In a short window, your roof, driveway, and paths are all shedding water into the same drainage network.

For a system in good shape, that’s no problem. For one that’s partially blocked or a bit tired from age, you’ll notice.

Plenty of homes across Melbourne’s inner and middle suburbs are sitting on original stormwater infrastructure that’s been doing its job for 50 years or more. Terracotta and older PVC pipes settle and shift over time, tree roots find their way through joints, and sediment gradually builds up in pits. It’s normal wear.

Most systems handle it until a heavier-than-usual rain comes along and gives them a proper test.

Signs of Stormwater Drainage Problems to Watch For

A post-rain walk around the property is one of the better habits a homeowner can develop. You’re looking for:

• Water pooling in low-lying spots in the yard that takes more than a few hours to clear
• Gurgling sounds from stormwater drains or downpipes during or just after rain
• Water overflowing from grates or pits near driveways, paths, or downpipe outlets
• Muddy patches or small erosion channels where water has found its own route
• Damp areas along external walls or near the home’s base
• Downpipes that seem to discharge slowly or back up during heavy rain

Any one of these is worth keeping an eye on. If a few are appearing together after rain, something in the system deserves a closer look.

What Causes a Blocked Stormwater Drain in Melbourne

Blocked stormwater drains in Melbourne are usually the result of gradual buildup rather than one sudden event:

Leaf and debris accumulation

Melbourne’s tree canopy is wonderful, but with it comes a lot of leaf matter through autumn and winter. Gutters and drainage pits pick it up, and over time compacted debris slows the system down noticeably.

Tree root intrusion

Established tree roots follow moisture wherever it leads, which sometimes means into pipe joints. Once a root finds its way in, it grows quickly. This is especially common in older suburbs where both the trees and the pipes have some history.

Pipe deterioration

Terracotta and older PVC pipes do eventually crack or shift. When that happens, water takes a detour rather than following the intended path to the outlet.

Silt and sediment buildup

Rainwater carries fine soil particles that settle in pits and pipes over time. Over years, that gradual buildup reduces the system’s capacity to shift water quickly.

Undersized or outdated pipework

Some older Melbourne homes have drainage that was designed for the property as it was originally built. Extensions, new paving, and larger roof areas can put more load on the system than it was ever sized for.

When to Call a Stormwater Plumber

If the same spot floods after every decent downpour, or you’re regularly clearing overflow from a pit or grate, it’s worth getting a stormwater plumber to take a look. Manually clearing debris is sometimes useful, but it won’t address root intrusion or a settled section of pipe, and those issues tend to come back.

A licensed drainage plumber can use CCTV camera inspection to see exactly what’s going on inside the pipes, clear blockages properly, and let you know whether any repair work is needed.

An inspection is genuinely useful either way, whether it confirms things are fine or turns up something worth fixing.

What a Stormwater Plumbing Actually Covers

A qualified stormwater plumber will generally:

• Check all accessible surface pits, grates, and downpipe connections
• Run a CCTV camera through the pipes to assess internal condition
• Identify root intrusion, cracks, or areas where the pipe has lost its fall
• Flush and clear accessible blockages
• Provide a written report on what they found and what they recommend

For older Melbourne properties especially, a CCTV inspection often turns up things that have been quietly developing for years without any obvious surface signs.

Water Near the Foundation Is Worth Checking Too

If water is sitting close to the base of the house rather than draining away from it, that’s worth paying attention to. Moisture that lingers against external walls, under a slab, or in subfloor spaces tends to be slow to show itself.

Water leak detection can take the guesswork out of it and tell you exactly where the moisture is going.

Larger Sites and Commercial Stormwater Management

For commercial, industrial, or multi-residential properties, stormwater management is a bit more involved than a standard residential job. Drainage contractors can assess the full drainage network, work through capacity requirements, and carry out civil drainage works to the right standard.

If water management affects your operations or compliance obligations, winter is a good time to get a clear picture.

Book a Stormwater Drainage Inspection This Winter

Winter is actually a great time to get your stormwater drainage problems sorted. You’re seeing the system under real conditions, which makes it easy to spot what needs attention.

Contact Vic Plumbing for stormwater drainage inspections and head into the rest of the season knowing where things stand.

Both homeowners and landlords should pay close attention to heater safety, particularly if they have gas heating. Carbon monoxide poisoning remains one of the most serious risks associated with poorly maintained gas heaters.

The Building and Plumbing Commission and Energy Safe Victoria recommend servicing gas heaters at least every two years, ideally before Winter.

What Victorian Law Requires

If you’re a Victorian landlord, biennial gas safety checks are a legal requirement. Ensuring that your rental property has a compliant fixed heater is part of the state’s minimum rental standards.

For homeowners, regular servicing is strongly recommended to protect against carbon monoxide exposure and maintain safe operation.

Service gas heaters at least every 2 years

The Victorian Government and health authorities recommend that all gas heaters  – including ducted heating, wall furnaces, space heaters, gas log fires and central heating systems – be serviced at least every two years by a licensed gas-fitter who can test for carbon monoxide spillage. Ensure that carbon monoxide testing is included and don’t ignore warning signs such as unusual smells, noises or flame colour changes.

Gas heater servicing, repairs and installations should only be performed by licensed gas professionals. Unlicensed work can be dangerous and may affect your insurance coverage.

Signs your heater needs attention

We advise arranging an inspection if you notice:

• a yellow flame instead of a blue flame
• unusual noises from the heater
• signs of poor performance
• an older heater that has not been serviced for several years

What a proper heater service should include

According to O’Shea, a gas heater service typically includes:

• safety and installation checks
• cleaning burners, fans and filters
• flue inspection
• burner pressure testing
• heat exchanger checks
• operational testing
• carbon monoxide testing

Safe operating practices

We also recommend:

• allowing fresh air into the home when using open-flued heaters
• avoiding the use of exhaust fans at the same time as some gas heaters
• not leaving gas heaters running overnight
• considering a carbon monoxide alarm as a back-up safety measure
• replacing very old or poorly maintained heaters where appropriate

Watch for carbon monoxide risks

Carbon monoxide is colourless, odourless and poisonous. Symptoms can include:

• headaches
• dizziness
• nausea
• vomiting
• shortness of breath
• unusual tiredness

If multiple household members experience these symptoms when the heater is running, stop using the appliance and arrange an urgent inspection.

Open-flued gas heaters need extra attention

Open-flued gas space heaters are a higher-risk appliance. Existing units can continue to be used, but they should be serviced at least every two years and operated with adequate ventilation. Since August 2022, non-compliant open-flued gas space heaters cannot legally be sold, supplied or installed.

Additional obligations for Victorian landlords: Mandatory gas safety checks every 2 years

For rental properties with gas installations or appliances, landlords must arrange a gas safety check at least every two years by a licensed or registered gas-fitter. This applies to heaters, cooktops, ovens and gas hot-water systems.

The safety check must include inspection and testing of gas appliances and confirmation that Type A appliances have been serviced in accordance with relevant Australian standards.

Keep records

Landlords must:

• retain records of gas safety checks
• provide the most recent gas safety check record to tenants within 7 days of a written request
• disclose the date of the last gas safety check before entering into a rental agreement

Heating is a minimum rental standard

All Victorian rental properties must have a fixed (non-portable) heater in the main living area that is in good working order. For rental agreements entered into from 29 March 2023, that heater must be energy efficient. Acceptable options include:

• reverse-cycle air conditioners / heat pumps (2-star+)
• gas space heaters (2-star+)
• ducted or hydronic systems
• solid-fuel heaters such as fireplaces or wood stoves

If an existing heater is not energy-efficient, landlords generally need to upgrade it when required under the regulations.

Heater breakdowns are urgent repairs

In a rental property, a failure of a supplied heating appliance is considered an urgent repair. Landlords must respond immediately. If they don’t, tenants may have rights to arrange repairs and seek reimbursement, subject to the rules in the Residential Tenancies Act.

Practical recommendations

Even where the law does not require it (for owner-occupied homes), we recommend that you:

1. service gas heaters every 2 years, preferably before winter
2. ensure flues and chimneys are inspected
3. keep ventilation openings unobstructed
4. consider replacing older open-flued heaters with modern reverse-cycle heating systems
5. install carbon monoxide alarms where appropriate for additional peace of mind (while noting they do not replace professional servicing)

Regular inspections and maintenance are important because neglected gas heaters can create potentially dangerous situations.

The team at O’Shea provide servicing, repairs and installation for gas space heaters, ducted gas heating and other gas appliances across Melbourne.

Not Sure If You’re Compliant?

O’Shea has been looking after Melbourne homes and rental properties for over 45 years.

Whether you need a new heater installed, an existing heater tested, or just some honest advice, the team at O’Shea are available 7 days a week with no call-out fee on weekdays for jobs that proceed.

Call us on (03) 9900 1010 or book a quote online. Upfront pricing, licensed technicians, and work you can trust.