Plumbing and drainage application and assessment

The below application types are for the assessment of plumbing works that are related to a new or existing Class 1a building and/or Class 10a building if they  meet the current City Plan definition of a dwelling house (Schedule 1 Definitions, Table SC1.1.1.B)

For plumbing assessment, Council deems a dwelling to be a secondary dwelling or ancillary building if it is not under the same roof as the primary dwelling. Connecting structures such as awnings, covered walkways, patio roofs and similar structures are not considered to be the same roof as the primary dwelling.

New dwelling house

One application must be lodged for each new Class 1a building that is the subject of the proposed plumbing and drainage work. One new Class 10a building can be included in an application with a new Class 1a building. New Class 1a secondary dwellings require a separate application.

Where plumbing fixtures are being installed in an existing Class 10a building which does not currently contain any plumbing and drainage, a new Class 10a building application is required as it is considered new plumbing.

Alterations to an existing dwelling house

Applications for alterations to plumbing and drainage for an existing Class 1a or a Class 10a building require a separate application for each building.  

If you wish to carry out building work involving the addition of one or more bedrooms to a Class 1a building that is connected to an on-site sewage facility, and you wish to retain the existing on-site sewage facility, a referral agency advice wastewater management application must first be lodged with Council (Planning Regulation 2017 - Schedule 9 table 11).

Read more about referral agency advice application and assessment.

The below tables outline the required application type for different scenarios when a dwelling is being moved or relocated.

Application requirements

The following are required at the time of lodgement:

• Completed Form 1 – Permit work application for plumbing and drainage and on-site sewerage work (PDF - 223kb)
• Proposed site plan (showing footprint of all proposed and existing buildings on the site, and all property boundaries and street frontages)
• Proposed floor plan (showing all proposed plumbing fixtures, with all rooms labelled)
• Site classification report (where there is in-ground sanitary drainage)
• Plumbing articulation design (where applicable for soil types H, E or P)
• Payment of all relevant fees

Additionally, if the application involves works to an onsite sewage facility (OSF), the following are also required:

• Site and soil evaluation
• Site plan indicating the location and details of the proposed or existing OSF and all proposed and existing buildings

Combined sanitary drains

Applications for dwelling houses connected to combined sanitary drains undergo additional assessment to ensure the proposed dwelling will not overload the drain. This is done by assessing the number of fixture units proposed against the number of fixture units allocated to the property, based on the number of lots connected to the combined sanitary drain.

The maximum fixture unit load for the combined sanitary drain will be apportioned equally across each individual lot served by the drain. Plumbing applications lodged for a lot served by the drain will be assessed against that lot's portion of the maximum fixture unit load. Applicants will be advised of their options during assessment by Council. Apportioning the fixture unit load equally ensures future development is accessible for all lots on the combined sanitary drain.

Where a development approval is required, it is likely the applicant will be required to come off the combined sanitary drain.

Find out more about combined drains and plumbing assessment.

Assessment timeframe

Applications will be assessed within 10 business days unless further information is requested by Council. If an information request is issued to the applicant, the assessment timeframe pauses and does not resume until a final response is processed by Council.

Permit term

The permit is valid for up to four years from the date it is issued.  An extension of the permit term for up to two years may be requested by lodging a Form 2 and paying the required fee. An application to extend the term of the permit must be made at least 10 business days prior to the end of the term. If the permit expires before the application is finalised, a new application must be lodged and approved.

Permit extension requests are to be lodged via email. Applicants are required to submit the following:

• Completed Form 2 – Application to amend a permit including an extension of time (PDF - 221kb)
• Payment of relevant fee (via credit card authorisation form (PDF - 34kb))

Inspection fees

The relevant inspection fee must accompany the application at lodgement.

Amending an application

Applicants wishing to make changes (e.g., adding additional fixtures or moving a land application area) to an application that has already been approved or has already undergone assessment may be required to lodge an amended application for the assessment and approval of the proposed changes.

Amended applications are lodged via email. Applicants are required to submit the following in order to amend their application:

• Completed Form 2 – Application to amend a permit (PDF - 221kb)
• Revised site and floor plans (if applicable to the changes)
• Payment of the relevant fees (via credit card authorisation form (PDF - 34kb))
• Description of proposed changes
• Any other revised documents relevant to the changes

Amended applications will be assessed within 10 business days unless further information is requested by Council. If an information request is issued to the applicant, the assessment timeframe is paused and will not resume until a final response is processed by Council.

The fast-track process was introduced as part of the implementation of the Plumbing and Drainage Act 2018. The criteria for a fast-track application is set out in section 37 of the Plumbing and Drainage Regulation 2019.

Before lodging a fast-track application

It is important to understand whether the proposed works are eligible for the fast-track process before lodging a fast-track application. fast-track applications found to be ineligible for the fast-track process will be refused, which will cause delays in the approval of the proposed works.

Works NOT eligible for a fast-track application

Properties connected to a combined sanitary drain, properties serviced by private water and/or sewer services and properties serviced by an on-site sewage facility are not eligible for a fast-track application.

A secondary dwelling is not eligible for a fast-track application if it does not have dedicated Urban Utilities water and sewer connection which are separate to those for the main dwelling or any other building.

A Class 10a building is not eligible for a fast-track application if it does not have dedicated Urban Utilities water and sewer connections which are separate to those for the main dwelling or any other building, unless it is lodged under the same fast-track application as a new Class 1a building with which the Class 10a building will share services.

Works eligible for a fast-track application

Applications for the assessment of plumbing work for the construction of a new dwelling house, as per current City Plan definition of a dwelling house (Schedule 1 Definitions, Table SC1.1.1.B), may be lodged as a fast-track application if the proposed building:

• is one new Class 1a building, or
• is one new Class 10a building that is associated with a Class 1a building, or
• is one new Class 1a building and one new Class 10a building that is associated with the Class 1a building

and

• has its own separate and direct connection to the Urban Utilities water and sewer network
• does not involve an on-site sewage facility or greywater use facility
• does not involve installing a fixture relating to trade waste

Application requirements

The following are required at the time of lodgement:

• Completed Form 1 – Permit work application for plumbing and drainage and on-site sewerage work (PDF - 223kb)
• Proposed site plan (showing footprint of all proposed and existing buildings on the site, and all property boundaries and street frontages)
• Proposed floor plan (showing all proposed plumbing fixtures, with all rooms labelled)
• Site classification report (where there is in-ground sanitary drainage)
• Plumbing articulation design (where applicable for soil types H, E or P)
• Payment of all relevant fees

Assessment timeframe

Applications will be assessed within two business days unless further information is requested by Council. If an information request is issued to the applicant, the assessment timeframe pauses and does not resume until a final response is processed by Council.

Permit term

The permit is valid for up to four years from the date it is issued.  An extension of the permit term for up to two years may be requested by lodging a Form 2 and paying the required fee. An application to extend the term of the permit must be made at least 10 business days prior to the end of the term. If the permit expires before the application is finalised, a new application must be lodged and approved.

Permit extension requests are to be lodged via email. Applicants are required to submit the following:

• Completed Form 2 – Application to amend a permit including an extension of time (PDF - 221kb)
• Payment of relevant fee (via credit card authorisation form (PDF - 34kb))

Inspection fees

The relevant inspection fee must accompany the application at lodgement.

Other types of plumbing applications for various minor types of plumbing and drainage works have been declared as fast-track by Council. At its meeting of 11 June 2019, in accordance with section 30 of the Plumbing and Drainage Regulation 2019, Council declared the following types of permit work to be fast-track permit work:

• minor commercial - installation, inspection and approval of up to four fixtures for all classes except detached dwelling not involving in-ground drainage or trade waste
• drain seal-off - sealing an existing sanitary drain
• drain reconnection – connecting an existing sanitary drain to a new connection point
• drain works – repairing an existing sanitary drain
• other works – repairing an existing water service
• plumbed –in rainwater tank
• prefabricated pods/units – off-site prefabricated plumbing units including laundries, bathrooms and kitchens.

The above has been extracted from the Council meeting minutes 4593 - 11 June 2019, page 51 -  Approval to declare permit work of a stated type to be fast-track permit work 852/2018-19.

Assessment timeframe

The above fast-track declared application types will be assessed within two business days unless further information is requested by Council. If an information request is issued to the applicant, the assessment timeframe pauses and does not resume until a final response is processed by Council.

Permit term

The permit is valid for up to two years from the date it is issued.  An extension of the permit term may be requested by lodging a Form 2 and paying the required fee. An application to extend the term of the permit must be made at least 10 business days prior to the end of the term. If the permit expires before the final certificate is issued, a new application must be lodged and approved.

Permit extension requests are to be lodged via email. Applicants are required to submit the following:

• Completed Form 2 – Application to amend a permit including an extension of time (PDF - 221kb)
• Payment of relevant fee (via credit card authorisation form (PDF - 34kb))

Minor commercial installation

Works at a premises other than a dwelling house meeting the following criteria may be lodged as a minor commercial application and do not require plans to be submitted:

• has no more than four fixtures
• does not involve in-ground sanitary drainage
• does not involve trade waste
• does not involve a Performance Solution at the time of lodgement

The only document required to be lodged is a completed Form 1 – Permit work application for plumbing and drainage and on-site sewerage work (PDF - 223kb). No plans are required.

The number of inspections included with the inspection fees paid at lodgement is four. Additional, after-hours or priority inspections incur additional fees.

Drain seal-off

Works for sealing or capping sanitary drainage, removing/decommissioning an on-site sewage facility, removing pedestals, or removing a trade waste fixture may be lodged as a seal-off application.

The only document required to be lodged is a completed Form 1 (PDF - 223kb). The number of inspections included with the inspection fees paid at lodgement is one. Additional, after-hours or priority inspections incur additional fees.

Drain reconnection

Works for reconnecting an existing building already associated with the site to an Urban Utilities sewer connection may be lodged as a reconnection application.

The only document required to be lodged is a completed Form 1 (PDF - 223kb), unless there is in-ground sanitary drainage passing through or under a slab or footings (in which case, a site classification report and articulation design may be required).

The number of inspections included with the inspection fees paid at lodgement is one. Additional, after-hours or priority inspections incur additional fees.

Drain works/other works

Works for repairing or diverting sections of existing sanitary drainage, including combined sanitary drains, may be lodged as a drain works application. This application type should also be used when new sanitary drainage is being installed along an easement driveway to the site of a future dwelling.

Works for repairing sections of an existing water service may be lodged as an other-works application.

The only document required to be lodged is a completed Form 1 (PDF - 223kb), unless there is in-ground sanitary drainage passing through or under a slab or footings (in which case, a site classification report and articulation design may be required).

The number of inspections included with the inspection fees paid at lodgement is one. Additional, after-hours or priority inspections incur additional fees.

Plumbed-in rainwater tanks

Works for connecting rainwater tanks to internal fixtures can be lodged as a plumbed-in rainwater tanks application.

The only document required to be lodged is a completed Form 1 (PDF - 223kb).

A maximum of four rainwater tanks may be included with each application.

The number of inspections included with the inspection fees paid at lodgement is one. Additional, after-hours or priority inspections incur additional fees.

Prefabricated pods/units

Prefabricated pods or units that contain plumbing and drainage, that do not have watermark approval, and are to be inspected during construction at the factory, must be lodged under this application type. 

A permit for a prefabricated pod/unit only covers its construction at the factory. Connection to services on-site will require a different permit.

The only document required to be lodged is a completed Form 1 (DPF - 223kb). Each application may include a maximum of four pods/units, with each unit/pod to be identified on the Form 1 (e.g., with serial number).

The number of inspections included with the inspection fees paid at lodgement is one. Additional, after-hours or priority inspections incur additional fees.

Applications for permit work that do not relate to a dwelling house, are not declared Fast-track by Council, or are not limited to an on-site sewage facility, must be lodged as a Building Type Other Than Dwelling application (formerly known as a ‘commercial’ application).

This includes dual occupancy, multiple dwelling, Class 1b buildings, Class 2-9 buildings and Class 10a buildings that are not associated with a Class 1a building.  Some common examples are rooming accommodation, apartments, offices, and commercial and industrial buildings. Other types of plumbing and drainage works that fall under this application type are civil works, fire services and the installation of trade waste fixtures, or anything else that does not fall under one of the other plumbing application types offered by Council.

Building type other than dwelling applications undergo full hydraulic assessment and therefore require hydraulic plans.

For more information about building classifications, see the building classifications in the National Construction Code (NCC).

Application requirements

The following are required at the time of lodgement:

• Completed Form 1 – Permit work application for plumbing and drainage and on-site sewerage work (PDF - 223kb)
• Set of hydraulic plans (see Brisbane City Council hydraulic plan requirements (PDF - 148kb))
• Site classification report (where there is in-ground sanitary drainage)
• Plumbing articulation design (where applicable for soil types H, E or P)
• Urban Utilities water approval and approved civil plans (where applicable)
• Payment of all relevant fees

Additionally, if the application involves works to an onsite sewage facility (OSF), the following are also required:

• Site and soil evaluation
• Site plan indicating the location and details of the proposed or existing OSF and all proposed and existing buildings

Assessment timeframe

Applications will be assessed within 10 business days unless further information is requested by Council. If an information request is issued to the applicant, the assessment timeframe is paused and will not resume until a final response is processed by Council.

Express assessment

Council offers applicants the option to select expedited assessment at lodgement for an additional fee. This option is only available to applicants lodging their application via the online portal. Express assessment is not available for applications lodged with hardcopy.

Where an application involves less than 10 fixtures and there is no Development Application involved, express assessment will take place within three business days (unless further information is requested by Council).

Where an application involves 10 to 250 fixtures inclusive, express assessment will take place within five business days (unless further information is requested by Council).

Express assessment is not available when there are more than 250 fixtures.

Express applications must be lodged online and include all required documents and information at lodgement.  Express applications that do not comply with Council’s hydraulic plan requirements or are otherwise not considered properly made under the Plumbing and Drainage Regulation 2019, will revert to being assessed within 10 business days.

Permit term

The permit is valid for up to four years from the date it is issued.  An extension of the permit term for up to two years may be requested by lodging a Form 2 and paying the required fee. An application to extend the term of the permit must be made at least 10 business days prior to the end of the term. If the permit expires before the application is finalised, a new application must be lodged and approved.

Permit extension requests are to be lodged via email. Applicants are required to submit the following:

• Completed Form 2 – Application to amend a permit including an extension of time (PDF - 221kb)
• Payment of relevant fee (via credit card authorisation form (PDF - 34kb))

Calculating assessment fees

In addition to the permit application and assessment fees, there is a charge per fixture, capped point or sub-water meter (depending on the nature of the work), plus a charge for each testable backflow prevention device in the design. Where no fixtures, capped points, sub-water meters or backflow devices are involved, only the permit application and assessment fees are required.

Inspection fees

Unlike Council’s other plumbing application types, inspection fees for Building Type Other Than Dwelling applications are not paid at lodgement. Instead, they are payable following issue of the permit and before inspections commence. Council calculates the inspection fees based on the number of fixtures, capped points or sub-water meters on the approved plans and displays this charge on the approval stamps. If there are no fixtures, capped points or sub-water meters, inspection fees are charged per metre of pipework. Inspection fees are recalculated each financial year until paid.

Chargeable fixtures

Council charges for the following fixtures when calculating assessment and inspection fees for Building Type Other Than Dwelling applications:

List of fixtures Council charges for when calculating assessment and inspection fees​​​​​​

Amending an application

Applicants wishing to make changes (e.g., adding fixtures or making significant design changes) to an application that has already been approved or has already undergone assessment maybe required to lodge an amended application for the assessment and approval of the proposed changes.

Amended applications are to be lodged via email. Applicants are required to submit the following:

• Completed Form 2 – Application to amend a permit including an extension of time (PDF - 223kb)
• Revised hydraulic plans (only pages with changes, with all changes clouded)
• Payment of the relevant fees (via credit card authorisation form (PDF - 34kb))
• Description of proposed changes
• Any other revised documents relevant to the changes

Amended applications will be assessed within 10 business days unless further information is requested by Council. If an information request is issued to the applicant, the assessment timeframe is paused and will not resume until a final response is processed by Council.

Please note, if an application is amended to remove fixtures, and it is then amended again in the future to add those removed fixtures back on to the application (or a separate application is lodged for the removed fixtures), fixture assessment fees will apply to those fixtures. If you are wishing to remove fixtures from an application for the purposes of splitting an application into smaller parts, you may wish to lodge a request to stage the application (see below section).

Staging an application

Applications already lodged with Council may be broken up into smaller stages upon request.

Only one request to stage an existing application into two smaller stages will be permitted.  The two smaller stages must not exceed the scope of the original application. No increase in fixtures or other amendments will be permitted.

A full set of original hydraulic plans must be lodged for each stage, with the works relating to the other stage hatched out or marked not part of the application. A staged application fee is charged per stage, instead of normal application and assessment fees. Assessment will not commence until both stages are lodged.

Staged applications are to be lodged via email. Applicants are required to submit the following:

• Completed Form 1 – Permit work application for plumbing and drainage and on-site sewerage work (PDF - 223kb) for each stage
• Set of hydraulic plans for each stage (with works related to the other stage hashed out)
• Payment of the relevant fees (via credit card authorisation form (PDF - 34kb))

Any other documents that are applicable to the lodgement (e.g. site classification report, articulation design, Urban Utilities water approval, etc.)

Staged applications will be assessed within 10 business days unless further information is requested by Council. If an information request is issued to the applicant, the assessment timeframe is paused and will not resume until a final response is processed by Council.

Performance solution

A performance solution can be lodged at any stage until an application is finalised, either before or after approval.

If the performance solution is submitted with an application at lodgement, a Council officer will contact the applicant to make payment for the additional fee.

If the performance solution is submitted sometime after lodgement of the application, it is to be lodged via email.

The applicant must submit the following for a performance solution to be processed:

• Completed BCC Performance Solution Submission form
• A cover letter from the primary applicant stating why the performance solution is being submitted, summarising all submitted documents, and stating the performance solution is being submitted in accordance with the Plumbing and Drainage Regulation 2019, Section 11 (2) Plumbing Code of Australia (PCA)
• A signed letter from the current property owner stating they aware of, and agree to, the performance solution, including brief description, application reference and address
• A signed letter from the builder stating they aware of, and agree to, the performance solution, including brief description, application reference and address
• The plumbing performance solution itself
• Reference should be made to which assessment method is being used (refer to PCA clause A2.2), the relevant performance requirements from the PCA (refer clause A2.2) and the deemed to satisfy provisions (e.g. AS/NZS 3500)
• Three referee letters (if ‘expert judgement’ is used as the assessment method)
• Other supporting documents may also be included (e.g., manufacturer’s standards)
• Payment of the relevant fee (via credit card authorisation form (PDF - 34kb))
• An amended application may also be required if the performance solution is being submitted after an application has been approved and requires changes to be made to the approved plans

Applications for the assessment of works that are only related to an on-site sewage facility (and do not include any works to a building) can be lodged as one of the below application types:

• Install wastewater treatment facility to existing (on-site sewage facility or greywater)
• Replace on-site sewage facility plant or tank
• Install on-site sewage facility trenches to existing

Application requirements

The following are required at the time of lodgement:

• Completed Form 1 – Permit work application for plumbing and drainage and on-site sewerage work (PDF - 223kb)
• Site and soil evaluation
• Site plan indicating the location and details of the proposed and/or existing on-site sewage facility and all proposed and existing buildings
• Payment of all relevant fees

Note: For a replacement of an on-site sewage facility plant or tank where there are no changes to the land application area, only a completed Form 1 and payment of all relevant fees is required.

Assessment timeframe

Applications will be assessed within 10 business days unless further information is requested by Council. If an information request is issued to the applicant, the assessment timeframe pauses and does not resume until a final response is processed by Council.

Permit term

The permit is valid for up to four years from the date it is issued.  An extension of the permit term for up to two years may be requested by lodging a Form 2 and paying the required fee. An application to extend the term of the permit must be made at least 10 business days prior to the end of the term. If the permit expires before the application is finalised, a new application must be lodged and approved.

Permit extension requests are to be lodged via email. Applicants are required to submit the following:

• Completed Form 2 – Application to amend a permit including an extension of time (PDF - 221kb)
• Payment of relevant fee (via credit card authorisation form (PDF - 34kb))

Inspection fees

The relevant inspection fee must accompany the application at lodgement.

Amending an application

Applicants wishing to make changes (e.g. moving a land application area or changing the type of facility) to an application that has already been approved or has already undergone assessment may be required to lodge an amended application for the assessment and approval of the proposed changes.

Amended applications are lodged via email. Applicants are required to submit the following in order to amend their application:

• Completed Form 2 – Application to amend a permit (PDF - 221kb)
• Revised site and soil evaluation (if applicable to the changes)
• Revised site plan (if applicable to the changes)
• Payment of the relevant fees (via credit card authorisation form (PDF - 34kb))
• Description of proposed changes
• Any other revised documents relevant to the changes

Amended applications will be assessed within 10 business days unless further information is requested by Council. If an information request is issued to the applicant, the assessment timeframe is paused and will not resume until a final response is processed by Council.

If you wish to carry out building work involving adding one or more bedrooms to a class 1 building that is connected to an on-site sewage facility, and you wish to retain the existing on-site sewage facility, a referral agency advice wastewater management application must first be lodged with Council (Planning Regulation 2017 - Schedule 9 table 11).

Council will assess whether the existing on-site sewage facility (including the land application area) has the capacity to handle the increase in wastewater associated with the additional bedrooms. Following assessment, Council will issue the applicant a notice to advise of the outcome. If Council assessment finds the existing facility is insufficient and an increase to the size of the facility is required, a separate plumbing application for alterations to the facility will need to be lodged.

Application requirements

These applications are currently not lodged online. They can be submitted either via email or by visiting Council. The following are required to be submitted:

• Completed Request for referral agency advice for on-site wastewater management form (PDF - 59kb)
• Floor plan showing the additional bedrooms
• Site plan (as described on the request form)
• Payment of the relevant fees (via credit card authorisation form (PDF - 34kb) if lodged via email)