What does a pre-purchase plumbing inspection cover?
A pre-purchase plumbing inspection is a hands-on check of the plumbing in a property by a qualified plumber. It typically covers:
- Visible supply and waste pipework, including the type and condition of the pipes
- The internal stop tap, and whether it works
- Water pressure and flow at taps and showers
- Signs of current or past leaks, such as stains, damp or corrosion
- Toilets, cisterns, taps and visible valves
- How well sinks, baths, showers and outside gullies drain
- Hot water cylinders and tanks, where fitted, for signs of leaks or corrosion
- Radiators and visible heating pipework, for leaks and corrosion
We don't inspect or test gas appliances or boilers. For those, you'll need a Gas Safe registered engineer.
Why get the plumbing checked before buying a house?
Getting the plumbing checked before you buy a house tells you about problems while you can still do something about them. A general home survey looks at the whole building, so plumbing usually gets a visual look rather than a hands-on test of pressure, drainage and fittings. Problems such as old pipework, slow drains or a hidden leak can be expensive to put right once you own the property. If the inspection finds issues, you can ask the seller to fix them, renegotiate the price, or set money aside for the work.
Common plumbing problems found in homes for sale
The most common plumbing problems in homes for sale are wear and age-related faults that a quick viewing won't reveal. These include low water pressure, slow or partially blocked drains, leaking joints under baths and sinks, corroded pipework, stop taps that are seized or impossible to find, and DIY plumbing that hasn't been done to a good standard. Older properties may still have sections of old pipework, including lead supply pipes, that you may want replaced. Empty properties can also hide leaks or frost damage because nobody has been using the water.
When should you book a plumbing inspection during a house purchase?
The best time to book a pre-purchase plumbing inspection is after your offer has been accepted and before you exchange contracts. At that stage you're committed enough to spend money on checks, but still free to renegotiate or pull out if serious problems come to light. You'll need the seller's or estate agent's permission to access the property, and the water supply needs to be on so we can test pressure and drainage. Booking early gives you time to act on what we find.
What affects the cost of a pre-purchase plumbing inspection?
The cost of a pre-purchase plumbing inspection depends mainly on the size of the property and how many bathrooms, kitchens and outbuildings it has. A large house with several bathrooms takes longer to check than a one-bedroom flat. Access matters too: lofts, cellars and boxed-in pipework take more time to look at. Our standard hourly call-out rates, excluding parts, materials and VAT, are:
Monday to Friday, 8am to 5pm£100 / hour
Monday to Friday, after 5pm£150 / hour
Saturday and Sunday, 8am to 5pm£150 / hour
Saturday and Sunday, after 5pm£180 / hour
Emergency callouts may vary, so ask us for details. There are no hidden charges, and we always confirm a fixed price for your job before we start.
What happens if the inspection finds a problem?
If the pre-purchase plumbing inspection finds a problem, your written report explains what it is, how serious it is, and what it's likely to involve to put right. You can use that information to ask the seller to fix it before completion, to negotiate a lower price, or to plan and budget for the work once you move in. If you'd like us to carry out the repairs after you've bought the property, we can give you a fixed price for the work.
Pre-purchase plumbing inspection FAQs
Isn't the plumbing checked in a normal home survey?
A normal home survey looks at the whole property, so the plumbing usually gets a visual check rather than a detailed test. A surveyor may note signs of damp or old pipework and recommend further investigation. A pre-purchase plumbing inspection is that further investigation: a plumber testing pressure, drainage and fittings in person.
How long does a pre-purchase plumbing inspection take?
How long a pre-purchase plumbing inspection takes depends on the size and layout of the property. A flat is quicker to check than a large house with several bathrooms and an outbuilding. We'll give you an idea of timing when you book, so you can arrange access with the estate agent or seller.
Can I use the inspection findings to negotiate the price?
Yes. If the inspection finds plumbing problems that will cost money to fix, you can share your written report with the seller or estate agent and use them to ask for repairs, a price reduction, or both. Having a qualified plumber's assessment gives your request more weight than your own observations from a viewing.