Backflow testing in Auckland: what owners and managers must do

What is a backflow prevention device?

A backflow prevention device is a valve assembly that stops water on your property flowing back into the public water network. Watercare explains that backflow can happen when pipe pressure drops suddenly and siphons water backwards, or when the supply is connected to equipment at a higher pressure, such as a boiler or a private bore.

Backflow matters because the reverse flow can carry bacteria or chemicals into the drinking water that everyone else uses. The device is usually fitted to the water meter on the customer side of the point of supply. The type depends on risk. Watercare lists a reduced pressure zone device for high risk sites, a double check valve for medium risk sites, and an air gap or hose vacuum break valve for low risk sites such as most private homes.

Which Auckland properties need a backflow device?

Properties need a device when their activity could contaminate the supply, and Watercare sorts sites into high, medium and low risk. Its high risk examples include hospitals, mortuaries, chemical plants, cooling towers, air conditioners, hairdressing salons and commercial laundries. Medium risk examples include public swimming pools and garden irrigation systems.

Some changes to a water connection also trigger the need for a device. Watercare says business customers need one to apply for a new or additional meter, move or separate a meter, or install a fire sprinkler or irrigation meter. Residential customers need one to install an irrigation meter or a fire sprinkler. Watercare also runs surveys to find high and medium risk properties, and writes to owners if their property is identified.

For a body corporate or a property manager, the practical point is that a change of tenant can change the risk. A new salon, cafe or laundry in a ground floor unit may need different protection from the office that was there before, so check before the fit out is finished.

Boundary devices and internal devices: who oversees each one?

Watercare oversees the device at your property boundary, and Auckland Council oversees devices inside your building. Watercare installs all backflow devices except those on fire supplies, but once a boundary device is in place the property owner is responsible for maintaining it and having it tested every year.

Internal devices sit within the property and are covered by the Building Act. Watercare's guidance says the building owner must arrange an IQP to inspect and test these in line with the building's compliance schedule. Watercare also reserves the right to fix or upgrade a faulty boundary device to protect the network, and to recover reasonable costs from the owner. In a large site you may have both kinds, so keep a simple register of each device, where it is, and who tests it.

How annual backflow testing works, step by step

Annual testing is a short on site test by a qualified tester, followed by a certificate that goes to the right authority. A typical year runs like this.

1. Watercare sends a reminder letter each year asking you to have the boundary device tested. 2. You either ask Watercare to test it or engage an IQP. Watercare says to find one on the Auckland Council IQP list by choosing SS7 in the Systems or Feature filter. 3. The tester checks the device and, if it passes, issues a test certificate. 4. If Watercare did the test, it keeps the certificate. If you used an independent tester, you or the tester must email a copy to Watercare. 5. For internal devices, the IQP completes a Form 12A for the compliance schedule, which feeds into your BWoF.

Plan for a short water interruption to the part of the building the device serves. Tell tenants, kitchens and anyone with equipment that relies on a steady supply before the visit.

How backflow fits into the compliance schedule, BWoF and Form 12A

If an internal backflow device is listed on your compliance schedule, its annual IQP sign off is part of your Building Warrant of Fitness. Auckland Council describes the BWoF as an annual certificate showing that the specified systems in a building have been inspected and maintained, and that the compliance schedule's procedures have been met. Compliance schedules are not required for single residential dwellings.

The council does not issue the BWoF. The owner or their agent completes Form 12, the BWoF, and supplies it to the council on or before the date it expires. Each IQP completes a Form 12A, a certificate of compliance with the inspection, maintenance and reporting procedures, and the owner must supply copies of all IQP certificates and recommendations. The BWoF must be displayed in a public area of the building.

If a procedure was missed during the year, the council says the owner should issue a BWoF Report and Declaration (B-RaD), include the Form 12As for systems with no missed procedures, and submit a Specified System Report and Declaration (S-RaD) from an IQP for each system where procedures were missed. A BWoF may still be needed if the building is vacant, partly vacant or being refurbished.

What happens if you don't comply?

Missing a backflow test can lead to Watercare doing the work at your cost, and a lapsed BWoF can lead to fines or prosecution. Watercare says that if it does not receive a test certificate, it will arrange for the device to be tested and bill you. If a device fails, or is not repaired on time, Watercare will contact you to say the repair is a high priority. If you do not repair and retest within 2 weeks of that message, Watercare will revisit, make the repairs and invoice you.

On the building side, Auckland Council says that not displaying a BWoF, or displaying a false one, can bring a fine of up to $20,000, and an expired BWoF can lead to prosecution. Not having a compliance schedule when one is needed carries a maximum fine of $20,000 plus $2,000 for every day the offence continues, and the council can issue instant fines from $250 to $1,000.

Councils must also audit BWoFs under section 111 of the Building Act 2004. Auckland Council audits high risk buildings with sleeping use, such as apartments, hotels and motels, every year. During an audit it checks that the BWoF is current and displayed and that two years of records are available.

What affects the cost of backflow testing?

The cost depends mostly on how many devices you have, what type they are and how easy they are to reach. A reduced pressure zone device takes longer to test than a simple valve, and a site with several devices across different buildings takes more time than one device beside the meter. Access matters too: a device in a locked plant room, a pit or a ceiling space adds time.

Repairs are separate from the test. If a device fails, the parts needed and the time to isolate the supply will drive the repair cost, followed by a retest. Watercare notes that owners pay for all boundary tests and that independent testers set their own fees, so ask for the test, any likely repair work and the certificate lodging to be listed separately in your quote.

How Stately can help

Stately Plumbing provides registered IQP backflow testing, installation and servicing for Auckland commercial properties, along with general commercial plumbing. We can test your devices, explain any faults and arrange repairs and retests. Call 022 159 2013 with your device locations, last test reports and your compliance schedule, and we will talk through what your site needs.