• There are several inspections required during construction of a build or renovation project.
  • Electrical, plumbing, drainage and gas inspections are undertaken by Access Canberra.
  • Building inspections for the purpose of building certification can only be undertaken by licensed building surveyors.
  • The ACT Government may conduct regulatory inspections at various stages of construction or after construction is completed.

Electrical, plumbing and gas inspections

Electrical inspections

All electrical wiring work must be tested and certified by the licensed electrician or electrical contractor who carried out the work.

Access Canberra randomly inspects completed electrical work, and audits all new installations. New installations are not to be energised until they have passed their electrical audit by Access Canberra electrical inspectors.

Poor performers are inspected regularly and good performers are inspected less regularly. Disciplinary action may result for practitioners found in breach of legislation. Failure to submit a certificate of electrical safety form may also delay the certificate of occupancy or use.

Before beginning work

Electricians may request attendance of an electrical inspector to provide compliance advice before completing the electrical installation.

When work is ready for inspection

When the electrical work is ready for inspection, lodge a certificate of electrical safety form within 14 days of testing the work. Provide a detailed list of the work done including any tests for compliance. Also provide a copy to the electrical installation owner.

The electrician is not required to be on site when the Access Canberra electrical inspector is there, but if you would like to be in attendance, contact us on 02 6207 7775 to arrange an appointment.

Additional supporting information, such as dossiers or compliance certificates can be emailed to electrical.inspections@act.gov.au.

A separate certificate of electrical safety form is required for each of these:

  • main switchboard
  • distribution board
  • meter panel
  • point of attachment cubical
  • unit in a multi-unit complex.

New electrical work

Electrical work is considered new when:

  • the electrical installation is metered for the first time
  • a certificate of occupancy and use has not yet been issued
  • a new distribution board with a sub-main is installed
  • the consumer mains or sub-main to the electrical board is upgraded to a larger size, for example from 10mm to 16mm or a single phase to three phase supply.

On a new building project, all work is new work until the certificate of occupancy or use is issued.

Exemption from new work for building class 1 and 2 buildings include:

  • split air-conditioning systems
  • stormwater and wastewater sump pumps and their control circuits
  • control boards for refrigeration and cool rooms.

Alterations

Electrical work is considered to be an alteration when:

  • existing circuits are extended, have their protection changed, have additional electrical equipment added to them or the purpose of the circuit changes
  • extra circuits are placed on an existing electrical board
  • an existing electrical board is replaced, upgraded or moved
  • consumer mains or sub-mains are replaced with the same sized cable or equivalent metric size when replacing imperial sized cable
  • the consumer mains point of supply are moved.

Clause 1.9.3 of AS/NZS 3000:2018 forms the basis of these guidelines and should be read in conjunction with this.

Repairs

Electrical work is considered to be a repair if:

  • the load or characteristic of the circuit has not changed (like for like replacement)
  • electrical equipment is replaced with the same type of equipment and wiring work is not involved
  • a single socket outlet is changed to a double.

Get guidance on repairs to Photovoltaic (PV) systems.

Switchboards

Before main switchboards are given authorisation to be energised they must:

  • be fixed permanently in position and installed to meet the requirements of AS/NZS 3000:2018 clause 2.10 of the Wiring Rules
  • be installed in a suitable well ventilated place
  • be protected against the effects of moisture and dust
  • have clear access without being obstructed by contents of the building or by fittings and fixtures within the building
  • have all doors installed
  • be labelled and main earth and bond locations marked
  • have all labels in place as required by the Wiring Rules for safety services
  • be 100% complete
  • have all penetrations filled for fire sealing and prevent vermin entry.

Other requirements include:

  • all smoke doors and fire doors are to be fitted
  • prescribed clearance around the switchboard on all sides where people are to pass to allow for servicing and maintenance
  • all sub-mains are terminated, danger tagged and locked off
  • no cables are to be drawn into cabinets after the switchboard is energised
  • where required, mechanical protection of the switchboard is in place, for example vehicle bollards are in place
  • where required, stop switch room doors being blocked, for example bollards installed in front of doors.

For a switch room environment:

  • In case a switchboard is installed in a car park or installed lower than parking bays, all bunds or barriers must be in place to prevent spillages reaching the main switch room.
  • Signage must be in place for the location of the main switchboard at the fire indicator panel or at each entry for the building.
  • Signage must be affixed to the doors of more than one switch room indicating the location of other switch rooms on the same site.
  • The main switch room and switchboard internals are clean of dust and metallic debris.
  • All foreign objects are removed from against the switchboard and switch room floor area.
  • The main switch room is not to be used as an office or storage room during final construction stages of the project.
  • Permanent lighting in the main switch room must be completed and maintained from the temporary supply before connection of the network supply.
  • Emergency lighting plus emergency exit signage must be working and tested.
  • Advise construction safety officers installation cables emanating from the main switch room are live as from authorisation date.

For switchboards with maximum demand or supply of 80Amps per phase or higher:

  • Maximum demand figures must be available to the electrical inspector when on site.
  • Where maximum demand is between 80Amps and 100Amps per phase, consideration should be given to installing a commercial switchboard.
  • Where maximum demand is 100Amps or greater per phase, a commercial switchboard is required.

Safety services

As per AS/NZS 3000:2018 Clause 7.2 protective devices shall be selected so:

  • a fault on the general electrical installation will not result in loss of supply to safety services
  • fault-current limiters used to protect safety services shall not be used to provide protection to any part of the general electrical installation.

To comply with this clause:

  • In all cases, the metering arrangements of the electrical installation should not cause the loss of supply to safety services if a fault occurs in the general electrical installation. In some electrical installations, this may require separate electricity metering for safety services in order to comply with the Wiring Rules.
  • All labels required by the Wiring Rules for safety services are to be in place prior to inspection.

Please note all points in this notice also need to be checked against the distributor’s Service and Installation Rules. All requirements must also be met. Service and installation rules for the ACT can be found at Evoenergy.

Defect notices

When an electrical inspector finds an electrical installation that is not compliant to the Wiring Rules (AS/NZS 3000) the electrician who tested the electrical installation and signed the certificate of electrical safety may be issued a defect notice.

In most cases the notice will include:

  • a description of the non-compliance
  • the rule and standard the work is in breach of
  • the time period we give to make repairs which is usually 14 days
  • any cost that will apply if a reinspection by the electrical inspectors is required
  • the electrical inspector's contact details.

Requesting a review of a defect notice

To request more information from the electrical inspector, or seek a review of the defect notice:

  1. Call the electrical inspector. Their mobile number is on the report.
  2. If you would like a review from a senior electrical inspector, contact us.
  3. Where you feel the defect is in error and you are unable to resolve the differing views with the issuing inspector and their supervisor, contact the Deputy Registrar (Electrical) in writing stating your reasons for the review by email to cola.registrar@act.gov.au.
  4. After following the above process and you would still like a review, write to the Registrar of Construction Occupations stating your reasons for the review and mail to:

The Registrar of Construction Occupations
Access Canberra
GPO Box 158
Canberra ACT 2601

Privacy

Due to privacy considerations, we can only communicate with the electrician whom the defect notice was issued to. Where a licensed electrical contractor is noted on the certificate of electrical safety, we’ll communicate with the nominee of that licensed electrical contractor.

Plumbing and drainage inspections

Plumbers and drainers must notify Access Canberra:

  • before beginning work
  • when work is ready for inspection
  • when work is completed.

There are different requirements for single residential and minor works.

Before beginning work

Submit a Plumbing and drainage start of work notice and pay the fee before beginning work. If plan approval is required for the work, the plans must already have been approved. For single residential work that does not require plan approval, the notice must also be accompanied by a site plan or an interim drainage plan.

When work is ready for inspection

Make an appointment for an inspection on 02 6207 6907 or 02 6207 1923. All work notified must be available to inspect. Once the system is fully in place, all drains will be inspected but inspections of other work will be targeted in audits. Where a site plan for residential work was submitted with the notification of intention to commence drainage work, the inspector and drainer will use the sketch and record details of the drainage as laid.

When work is completed

Notification of completion of work must be lodged when or before booking a final inspection. All fees, including reinspection fees, must have been paid. Certified final drainage and plumbing plans must be registered with us before booking a final inspection. These plans must include a certification that they are a true record of the work undertaken.

Plan approval

Where required, a plumbing plan certifier must ensure the proposed plumbing work and plan complies with the Plumbing Code of Australia and plumbing and drainage plan standards before they give plumbing plan approval.

In some cases, plumbing and drainage plans must be approved by a referral authority before a certifier can approve them.

Icon Water is the referral authority for plans involving:

  • disposal of non-domestic waste
  • an increase in the water demand or sewer load
  • a change in the point of connection to the sewerage system or water main
  • the removal of an existing point of connection to the sewerage system or water main
  • a new fire service
  • the discharge of surface or stormwater to the sewer
  • use of a water pumping or sewage pumping appliance.

The Health Protection Service is the referral authority for plans involving the disposal of radioactive materials.

Approval may be refused or subject to conditions.

Single residential work

Plan approval is not required for drainage of new single residential buildings before work commences. Single residential buildings are those that are a single detached building containing one or two residences and any other buildings, such as garages, associated with them. Dual occupancies are included.

Minor works

The plan approval system does not apply to minor plumbing or drainage work (replacement and repairs up to a value of $1000).

Minor works must be carried out by a licensed plumber and drainer and only a Hydraulic certificate of compliance is required.

Commercial work

Plan approval is required for all commercial plumbing and drainage work and for pipes linked to a water service of 50mm or greater in diameter. Commercial, industrial and public buildings and all housing (except single residential buildings) are considered to be commercial work.

For commercial work, any significant amendments to the design require a new plan approval. This means anything that impacts on the design intent, like creating a new stack or a change in the number of fixture or drainage points, will require new approval.

Minor amendments include deviations in the path of the pipe work or connecting a branch a short distance upstream or downstream from where it was shown on the plan. A copy of the latest amended plans must be kept on site as an up-to-date record of work.

The installer must keep a record of the parts of the work that have been notified as ready for inspection and the date when that notice was given. The plans must also indicate any minor variations to the approved plans.

Backflow prevention devices

Where a testable backflow prevention device is installed, the specific testing and reporting requirements also have to be met before booking a final inspection. These devices need to be tested annually to ensure they continue to operate as required.

Only plumbers who have successfully completed a backflow prevention course and had their licences endorsed can commission and test these devices, then submit a Backflow device report.

Sanitary drainage plans

If you plan to modify the sanitary drainage system on a residential property, you will need to purchase a Sanitary drainage plan for that property. Fees apply.

Audits

Access Canberra audits plumber and drainer work, including records of minor variations and records kept on the site. Poor performers are inspected regularly and good performers are inspected less regularly. Disciplinary action may result for practitioners found in breach of legislation.

Gasfitting inspections

Gasfitters must notify Access Canberra:

  • before beginning work
  • when work is ready for inspection
  • when work is completed.

Please note the online lodgement form cannot be used for any commercial gas installations. Visit the Mitchell Service Centre to notify us of commercial start of work or to book an inspection. A Gas start of work notice is also required for all extension or additional gasfitting work for commercial projects.

Before beginning work

Submit a Gas start of work notice and pay the fees.

These forms have a modified Gas Certificate of Compliance at Part B. This is the only certificate that can be accepted for this work.

The existing Gas Certificate of Compliance books will be accepted only for additional work to an existing residential gas service. Examples include installation of a new type A appliance, replacing, extending or modifying the consumer piping system to a building or structure of class 1 and/or an associated structure of class 10a. In this case a gas indicator plate must be fixed to the wall of the home. Inspection of this work will remain on an audit basis. The contractor is NOT required to book an inspection but must lodge a gas certificate (blue) within seven days of completing the work.

When work is ready for inspection

Arrange an inspection of the installation at both pipe rough-in stage and when the installation is complete.

Book an inspection by calling 13 22 81 or visiting the Mitchell Service Centre. Rough-in inspection for pipe work (residential) will be inspected on a targeted basis, but all work booked for completion (final) will be inspected unless you are advised by Access Canberra that an inspection is not required.

For all new residential and new commercial gasfitting work, the practitioner must lodge a signed Gas Certificate of Compliance at the Mitchell Service Centre before a final inspection will be booked.

Testing of appliances

Immediately after completing appliance work, gasfitters or gas appliance workers are required to inspect and test the appliance to ensure it operates as per manufacturer's instructions and specifications. Gas installations may be inspected. Gasfitters must provide compliance certificates to Access Canberra on completion of all gasfitting work.

Gasfitters must also notify Access Canberra of any unsafe appliances and defect tags.

Immediately after completing appliance work, gasfitters are required to inspect and test the appliance to ensure it operates as per manufacturer's instructions and specifications.

Defects

If a gasfitter inspects and tests an appliance and concludes the appliance is unsafe, they must immediately:

  • isolate the appliance from gas and electricity supplies
  • if necessary, disconnect the appliance from the consumer piping system or the electricity supply
  • securely attach, in a conspicuous place on the appliance, a defect tag.

If you are not qualified to isolate or disconnect the appliance from the electricity supply, you need to employ a licensed electrician to do that work.

Gasfitters must provide written notification to the owner or occupier of the premises identifying the appliance and its location, stating the date when the notice is given and setting out the reason for the isolation of the appliance and the action necessary to make it safe. The notice must include their name, accreditation number and phone number. Failure to do this could result in a fine. It is also the practitioner’s responsibility to inform us about the unsafe appliance and the actions they have taken.

The defect tag must indicate the appliance is unsafe and should not be operated, for example 'Danger, do not operate'. The defect tag must also indicate that the appliance has been isolated or disconnected, state the reason for the isolation or disconnection, and state the person's name, accreditation number and phone number. Failure to do this could result in a fine.

The only circumstance in which a defect tag can be removed is if a practitioner or an inspector believes on reasonable grounds that the appliance is safe. If an inspector removes a defect tag they must, as soon as practicable, tell the person who attached the tag that it has been removed.

Gas safety on Type B appliances

To achieve an acceptable level of gas safety on all Type B appliances and flue systems installed in industrial and commercial premises, a technical submission for a Type B gas appliance must be submitted to Access Canberra. Find out more about gas appliance – type B approvals.

Building  certification inspections

During construction, your building certifier must undertake inspections of building work at various stages of construction and at completion. Extra inspection may be suggested by your building certifier depending on the project. You may also request for further inspections to be made during construction.

Find out more about building certification inspections.

Regulatory inspections

The ACT Government may conduct inspections at various stages of construction or after construction is completed. Inspections are also undertaken in response to complaints about building and planning related matters. The purpose of inspection is to check compliance with legislative requirements and standards. An inspector may determine and action non-compliance by doing inspections. Inspections may result in:

Inspectors

Access Canberra inspectors make up a key part of the way in which the ACT Government regulates the construction industry. Inspectors have powers under the following legislation:

An inspector may:

  • enter, at any reasonable time, premises the public are entitled to enter or use without payment of a fee or charge
  • enter a place, at any time without an authorised tradesperson, with the occupier's consent
  • enter a place, during business hours with an authorised person, with the occupier's consent (in some circumstances formal written consent is required to enable an inspector to enter a building or parcel of land)
  • enter a place in accordance with a rectification work order (court order)
  • enter a place in accordance with a monitoring warrant (court order)
  • enter a place in accordance with a search warrant
  • enter land around premises to obtain consent to enter the premises whether or not someone is on the premises when the inspector announces their presence.

While undertaking their duties an inspector must:

  • produce their identity card
  • inform the occupier of the purpose of the inspector's entry, the occupier's right to refuse entry and the right to withdraw consent to enter at any time.
Powers of inspectors on obtaining entry

If entry to a premises is obtained, and where required with the written consent of the occupier, then the inspector can do any of the following provided that it is related to possible or actual conduct subject to the inspection:

  • inspect or examine premises
  • take measurements or conduct tests
  • take photos
  • ask the occupier for information or reasonable assistance (note no offence is committed if the occupier refuses to comply)
  • take samples
  • require the occupier or anyone else at the premises to provide reasonable assistance (failure to comply with the requirement is an offence).
Damage

An inspector or a person assisting an inspector must take all reasonable steps to cause as little inconvenience, detriment and damage as practicable. If an inspector, or any person assisting an inspector, causes any damage, the inspector must give written notice of the particulars of the damage to the owner, or person reasonably believed to be the owner.

Information requirements

If the inspector suspects a person has knowledge or information required for the administration or enforcement of the legislation, they may give the person a notice to provide the information or documents. The inspector may make copies of, or take extracts from documents produced and must return the original to the person who produced the document as soon as practicable. It is an offence to intentionally contravene a requirement of an information requirement.

Entry under a search warrant

If an inspector needs to enter premises to investigate a possible offence under the Act that is currently occurring or may occur in the next 14 days, then the inspector may seek a 'search warrant' from the Magistrates Court. The search warrant may allow the inspector to:

  • enter a premise
  • seize things.

Inspectors are responsible for carrying out certain actions before entering premises under a search warrant. An inspector must make certain things available to an occupier or their representative if present during the execution of a search warrant. An occupier or their representative is entitled to be present during the search unless that person would impede the search or the person is under arrest and allowing the person to observe would interfere with the objectives of the search.

Powers of inspectors who obtain entry under a search warrant

If entry is obtained under a search warrant, then the inspector may take samples or seize objects for evidence as well as inspect, examine, and give directions to the occupier. It is an offence for the occupier to refuse to comply with directions.

Items seized under a search warrant may be removed for examination or processing if there are reasonable grounds to believe they relate to the warrant and it is significantly more practicable to remove them. Seized items may be moved to another place for no longer than 72 hours. Application can be made to a magistrate for an extension of this time. An inspector must give notice of such an application to an occupier and the occupier is entitled to be heard on the application. An inspector who seizes an item must give a receipt for it to the person from whom it is seized. A receipt secured conspicuously at the place of seizure may suffice in certain circumstances.

If practicable, an inspector must tell an occupier where and when examination or processing will happen and allow the occupier or their representative to be present during the examination or processing. A person who would be entitled access to an item seized may inspect it and, if it is a document, take extracts or make copies of it. It is an offence to interfere with a seized item to which access has been restricted.

Items must be returned or reasonable compensation paid to an owner for the loss of items, irrespective of whether an infringement notice is served or withdrawn, if there is no prosecution within one year after seizure or if prosecution is commenced within the one year and the offence is found not proved. Items must also be returned or reasonable compensation must also be paid where liability for a thing is disputed and the offence is not proved. Any items that need not be returned or compensated for are forfeited to the ACT Government and may be sold, destroyed or otherwise disposed of as directed by the Chief Planning Executive.