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Plumbing defects in residential buildings: analysis of anomalies and their

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Article in Facilities · August 2023

DOI: 10.1108/F-10-2022-0130

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Plumbing
Plumbing defects in residential defects in
buildings: analysis of anomalies residential
buildings
and their causes
Argaw Gurmu
School of Architecture and Built Environment, Deakin University,
Geelong, Australia, and Received 7 October 2022
Revised 26 June 2023
Accepted 17 July 2023
Pabasara Wijeratne Mudiyanselage
School of Property, Construction and Project Management, RMIT University,
Melbourne, Australia

Abstract
Purpose – Most residential building owners often report problems associated with the plumbing systems. If
identified at the early stages, plumbing-related defects can be easily repaired. However, if unnoticed for a long
period of time, they could lead to major damages and incur a significant cost to repair. Despite the problems,
studies investigating plumbing anomalies and their root causes in residential buildings are limited. This
study aims to explore plumbing defects and their potential causes, diagnosis methods and repair techniques
in residential buildings.
Design/methodology/approach – This research used data collected through an extensive survey of
both academic and grey literature. Through the content analysis, plumbing defects and the associated causes
have been identified and presented in tabular format.
Findings – The study investigated the anomalies and causes in the residential plumbing system under five
key sub-systems: water supply system; sanitary plumbing system; roof drainage system; heating, ventilation,
air conditioning and gas system; and swimming pool. Accordingly, some of the identified plumbing defects
include leakages, corrosion, water penetration, slow drainage and cracks. Damaged pipes, faulty equipment
and installations are some of the common causes of the anomalies. Visual inspection, hydrostatic pressure
test, thermography, high-tech pipe cameras, infrared cameras, leak noise correlators and leak loggers are
techniques used for diagnosing anomalies. Reactive, preventive, predictive and reliability-centred
maintenance strategies are identified to control or prevent anomalies.
Originality/value – The findings of this research can be used as a useful tool or guideline for contractors,
plumbers, facilities managers and building surveyors to identify and rectify plumbing system-related defects
in residential buildings.
Keywords Plumbing defects, Residential buildings, Defects causes, Diagnosis, Maintenance
Paper type Research paper

1. Introduction
The building and construction industry is one of the largest industries in Australia, which
accounts for around 9% of Australia’s Gross Domestic Production and has projected a
growth rate of 2.4% in the next five years [Australian Industry and Skills Committee (AISC),
2022]. The scope of work of the industry mainly includes residential construction, non-
residential construction, heavy and civil engineering construction and renovations and
extensions (Australian Government Business, 2021). The National Construction Code Class Facilities
1–4 has classified residential buildings as houses (standalone single dwellings of a domestic © Emerald Publishing Limited
0263-2772
or residential nature), apartment buildings, a commonplace of long-term or transient living DOI 10.1108/F-10-2022-0130
F for several unrelated people (e.g. boarding houses, guest houses, hostels or backpackers,
workers quarters and care type facilities) and part of a building that is a sole dwelling or
residence within a building of a non-residential nature (e.g. a caretaker’s residence in a
storage facility) (Australian Building Codes Board, 2020). Currently, there are around 10.6
million residential dwellings in Australia, with a total value exceeding AUD 8tn (Australian
Bureau of Statistics, 2021). Therefore, the residential building sector is an important
contributor to the social and economic development in Australia (Sandanayake et al., 2021).
However, building defect has been a major problem that impacts the value of residential
buildings (Chong and Low, 2006; Johnston and Reid, 2019; Gurmu et al., 2020). Building
defects are generally caused due to poor design, inappropriate specifications and
construction and lack of building maintenance (Kian, 2004). The most common building
defects in residential properties in Australia include internal and external wall cracking,
water leaks and exterior water penetration, defective building elements and/or material and
plumbing faults (Mozo, 2019; PICA, 2021). According to Property and Financial Services,
22% of the defects in residential buildings are related to plumbing faults (PICA, 2021).
Therefore, plumbing defects could be a major cause of the degradation and failure of
building structures and loss of the structural integrity of a building (Bakri and Mydin, 2014;
Jeff, 2018; Josey and Gong, 2021). Many of the plumbing issues could be discovered during
the construction and inspection process. Sometimes they are overlooked until the system is
in use by the homeowner or they may not be revealed for a significant amount of time.
Serious damage to the rest of the house due to a plumbing system defect could be prevented
through early detection of the defects. The previous studies on plumbing defects in
residential buildings mostly deal with the identification of the overall defects in residential
buildings and only very few discussed the very specific characteristics of plumbing defects
(Chew et al., 2004; Chew, 2005; Chew et al., 2008). Although the studies highlighted the
plumbing defects, comprehensive analysis or investigation of the probable causes for
plumbing defects in residential buildings, the diagnosis methods and maintenance and
repair techniques are not explored. Therefore, this study aims to explore the plumbing
defects, causes, diagnosis methods and maintenance and repair techniques related to the
plumbing system in residential buildings. The findings of this research could be used as a
basis for developing a plumbing management tool for residential buildings. Further, it could
serve as a guideline for contractors, plumbers, facilities managers and building surveyors
for the identification of possible plumbing defects and their origins and for the
implementation of plumbing defects mitigation strategies. The remainder of the paper is
structured as follows: Section 2 presents the literature review. Section 3 presents the
research methodology used in this study, followed by results and discussion in Section 4.
Finally, Section 5 discusses the conclusion.

2. Literature review
In previous studies, Chew et al. (2004) and Chew (2005) have analysed the defects in wet areas
of buildings in Singapore. They have identified 14 major types of defects, out of which five are
related to plumbing. They have evaluated the problem areas such as water leakage from the
ceiling, staining/discolouration, paint defects, cracking/spalling of concrete, cracking/
debonding of tiles, fungi/algae growth, pipe leakage and corrosion through a questionnaire
survey. However, this study only focused on the plumbing issues in commercial buildings.
Chew et al. (2008) investigated the common defects in the sanitary plumbing systems in five
high-rise residential buildings in Singapore and their causing factors. They found 113 defects
were identified for ten major components of the sanitary-plumbing system. According to the
authors, the defect commonly found in almost all the components was due to the Plumbing
inaccessibility of regular inspection and maintenance. defects in
A study on construction defects in residential buildings in Spain revealed that the most
common defects that arise during construction and building handover are related to the
residential
stability of the structure and inappropriate installation of roofs and facades (Nuria et al., buildings
2012; Nuria et al., 2013; Nuria et al., 2014). They found that one of the key factors that impact
the “affected functionality” defects is the plumbing and sanitary systems of the building.
They also identified defects remaining after handing over the building, which include
plumbing problems that account for 6% of the defects and the technical faults caused by
poor workmanship rather than by the quality of the materials or products used. Another
study by Carretero-Ayuso et al. (2017) investigated the technical facilities failures in Spanish
houses. They investigated 153 detached houses (18%), 231 attached houses (27%), 444
apartment blocks (52%) and 26 residential buildings of other types (3%) for functional
failures in technical facilities of houses and their causes and consequences. The study found
that a higher number of failures were present in the “covered sanitation pipes” (24.00%),
“exposed sanitation pipes” (20.73%) and “plumbing” (9.72%).
Cheng (2001) explored the defects in plumbing systems of buildings where they observed
the ageing phenomena in whole building systems and analysed the life span of plumbing
systems using an apartment building in Taiwan as a case study. However, their study only
determined the life span of a plumbing system in a building and created an assessment
system for a life-cycle model for plumbing. A study by Kian (2001) showed that plumbing
defects occur due to poor workmanship and bad quality of materials, and the defects
manifest as soon as the buildings are completed and handed over to the building owner.
Abdul-Rahman (2014) investigated defects in affordable housing in Malaysia and found that
leaking pipes and total failure of water supply systems as some of the most commonly
occurring defects. A study by Jonsson and Gunnelin (2019) on the defects in newly
constructed residential buildings in Sweden indicated that building quality is compromised
by faults such as leakage caused by rainwater and defects in the sanitation pipes, heating,
ventilation and air-conditioning (HVAC) and plumbing work. The authors stipulated the
need for a system that takes into consideration the information on plumbing-related defects,
their causes and strategies for reducing the problems. A study by Lee et al. (2018) evaluated
the defect risks in residential buildings at the occupancy phase with the loss distribution
approach (LDA). The defects risks in 48 residential apartment buildings were checked using
LDA, and the results showed that defects risks are concentrated in mechanical, electrical
and plumbing (MEP) works. According to the authors, defects in MEP occurred owing to
malfunctions in products and installation problems, and the main problem was found to be
water leaks due to cracks or damage. A summary of the Literature Matrix is presented in
Table 1. For the sake of brevity, only selected and recent articles are included in the matrix.

3. Research methodology
This research used a systematic literature review (SLR) of previous studies. SLR involves a
methodical strategy to search for unambiguous answers to the research question under
investigation (Okoli and Schabram, 2010). According to Xiao and Watson (2019), carrying
out the literature reviews systematically can enhance the quality, replicability, reliability
and validity of these reviews. The literature search was made to identify the plumbing-
related issues in residential buildings using Scopus and Google Scholar databases. The
study analysed bibliographic data collected from Scopus since it offers wider coverage of
academic publications, has a rather faster indexing process and enables retrieval of more
recent publications (Tarekegn Gurmu et al., 2022). The review process in this research
 F

articles
Table 1.
Literature review
matrix for selected
Key findings related to
Document plumbing in residential
Authors Year Title type Type of study buildings Recommendations/conclusions

M. Sandanayake; W. 2022
Yang; N. Chhibba; Z.
Vrcelj
M. J. Carretero-Ayuso; 2020
A. Moreno-Cansado; J.
García-Sanz-Calcedo
J. C. P. Cheng; W. Chen; 2020
K. Chen; Q. Wang
V. Building Authority 2020
P. H. Diao; N. J. Shih 2019
Residential building defects
investigation and mitigation –
a comparative review in
Victoria, Australia, for
understanding the way forward
Occurrence of faults in water
installations of residential
buildings: An analysis based on
user complaints
Data-driven predictive
maintenance planning
framework for MEP
components based on BIM and
IoT using machine learning
algorithms
VBA’s Proactive Inspections
Program –Quarter 3 Activity
Report
BIM-based AR maintenance
system (BARMS) as an
intelligent instruction platform
for complex plumbing facilities
Journal article Literature review on building
defects and framework
development
Journal article Faults analysis in residential
buildings’ water installations –
436 complaints related to
plumbing and sewage
installations of 318 Spanish
residential buildings
Journal article Development of a framework
for integrating BIM and IoT
into the facility management
functions
Report Building and plumbing
inspections are done under
VBA’s Proactive Inspections
Programme
Journal article Development of a smartphone-
based platform for cooling
tower and pipe shutdown
protocol
Poor workmanship and Improving the practice,
incomplete works are the main workmanship, inspection and
causes of building defects quality control in the residential
including plumbing defects construction process
Anomalies exposed –sewage- Should consider the influence of
pipes’ (38.3%), plumbing factors such as soil type,
defects (17.9%), leakages and buildings settlement, proximity
humidities. Main cause – to geological fault lines,
damage in the installation extreme cold weather and
freezing of pipeline systems in
future analysis
Framework was based on ANN A data model to standardise
and SVM algorithms with four data integration among
modules: 1. condition different types of sensors and
monitoring and fault alarming different application systems
module, 2. condition assessment for predictive maintenance
module, 3. condition prediction
module and 4. maintenance
planning module
569 compliance risk in Guidance for safety and
residential plumbing systems compliance outcomes for
that require rectification or building and plumbing work
justification
Application of BARMS and its Improving the accuracy of the
integration with BIM in facility BARMS
management

Notes: SVM = Support vector machine

Source: Created by authors
followed the preferred reporting items for systematic reviews and meta-analyses protocol, as Plumbing
shown in Figure 1 (Moher et al., 2009). defects in
Firstly, a search process was conducted to determine the publications that included the
following keywords, and the search string for Scopus was TITLE-ABS-KEY (plumbing
residential
AND (issues OR defects) AND (residential AND buildings OR apartment)) AND PUBYEAR buildings
> 1999 AND PUBYEAR < 2022 AND (LIMIT-TO (LANGUAGE, “English”)). The query
string for Google Scholar was (“plumbing, AND issues OR defects, AND residential OR
buildings OR Apartments”).
The Scopus database yielded 20 documents, and Google Scholar had 36,500 results. The
authors screened the titles and descriptions in Google Scholar and selected 56 articles. The
results were extracted into comma-separated values (CSV) files and converted to Microsoft
Excel for analysis. Furthermore, grey literature was extracted from the websites of
government bodies and private companies. This step helped to extract publication data,
remove duplicates and screen publications based on abstract and topic. In this process,
publications with studies related to plumbing-related issues in residential buildings were
identified. The title and abstract screening process excluded all the publications whose title
was not relevant to the scope and objectives of the study and publications without an
abstract. Finally, 35 publications were selected for the analysis. Additionally, seven reports
from Building Authority, Victoria, Australia, were also considered in the investigation.
Identification

Articles retrieved after searching using the keywords

SCOPUS (20) and Google Scholar (36500)

Articles excluded
(36,485)
Screening

Articles after screening

(35)

Full text reviewed for eligibility

Eligibility

(35)

Additional grey literature

(7)
Inclusion

Included Studies (42)

Figure 1.
Article screening and
evaluation protocol
Source: Created by authors
F Therefore, 42 publications were deemed eligible for further analysis. The selected
publications included 25 journal papers, 5 conference proceedings, 8 reports, 2 books and 2
theses.
Several analysis methods can be used in qualitative research:

phenomenology;

hermeneutics;

grounded theory;

ethnography;

phylogeographic; and

content analysis (Bengtsson, 2016).

According to Krippendorff (2018), content analysis is a technique for making replicable and
valid inferences from texts to the context of their use. This research adopted content
analysis to understand the defects in plumbing and their potential causes. Moreover,
thematic analysis was carried out using NVivo12 to identify the emerging themes. In the
analysis, the residential plumbing system was classified into five key groups:
(1) water supply;
(2) sanitary plumbing system;
(3) roof drainage system;
(4) HVAC and gas system; and
(5) Swimming pool, as shown in Figure 2.

The selected publications were analysed to understand the anomalies in plumbing and
the causes for anomalies in plumbing under each key group. Microsoft Excel was used to
create a defect and cause table for each group in the residential plumbing system. The table
consists of five columns: element name, anomaly, cause, repair technique and reference. The

Water
supply

Swimming Sanitary
pool plumbing
Residenal
plumbing

HVAC and Roof

Figure 2. Gas drainage
Key elements in the
residential plumbing
system
Source: Created by authors
table helped to form a conceptual anomaly-cause map for plumbing-related defects in Plumbing
residential buildings, as shown in Tables 2–6. defects in
residential
4. Results and discussions
Figure 3 illustrates the recurring keywords of the selected papers. Accordingly, the most
buildings
frequent themes are defects, building, maintenance, construction, residential and design.
This suggests that plumbing defects in residential buildings occur due to construction
faults, lack of maintenance and design problems.
Tables 2–6 show the findings on the anomalies or defects and their causes in plumbing in
residential buildings under Water supply, sanitary plumbing systems, roof drainage
systems, HVAC and gas systems and swimming pools.

4.1 Anomalies and causes in residential plumbing systems

Anomalies in the plumbing system may manifest themselves in various ways depending on
their causes. If left unattended, these anomalies could cause severe damage to the building
and the health and safety of the occupants. Therefore, these anomalies must be eliminated to
prevent their development. An anomaly may have various causes, and a given cause may
lead to more than one anomaly (Garcez et al., 2012). To correctly monitor and repair the
anomalies present in plumbing systems in residential projects, it is necessary to identify
their probable causes.
The classification of anomalies related to plumbing in residential buildings varies based
on the system or element in the plumbing system. Anomalies in the water supply system
can be identified under the sub-elements of the system, such as supply main piping, water
tank, distribution pipe, hot-water supply and pumps. As shown in Table 2, corrosion, water
leakage, cross-contamination and water overflow, are common anomalies presented in the
water supply system. Faulty fixtures and exposed installation are common causes of the
above anomalies in the water supply system (Kian, 2004; Chew et al., 2008; Elfland et al.,
2010; Mills et al., 2009; Abdul-Rahman et al., 2014; Jonsson and Gunnelin, 2019; Victorian
Building Authority, 2021a; Victorian Building Authority, 2021c). Table 3 shows the
anomalies in the sanitary plumbing system, and they can be categorised based on the sub-
elements such as the sewerage tank, sewage pumps, sanitary piping, WC pan, flushing
cistern, urinal, bath and shower unit, floor trap, grating/cover for floor trap and accessories.
Common anomalies in this system include water leakage, clogging and corrosion.
Anomalies such as discharge of foul air, fungal and bacterial contamination and breeding of
mosquitos present in the sanitary piping system could cause major health problems as well
(Chew et al., 2008; Abdul-Rahman et al., 2014; Miller et al., 2021). Faulty or damaged
installation is a common cause of these anomalies. Further, anomalies such as clogging and
water leakage in the sanitary plumbing system can also be the cause of other anomalies
such as corrosion, odour, fungal growth and the breeding of insects.
As shown in Table 4, the roof drainage system can be divided into stormwater drains
and sumps, gutters and downpipes and roof sheets. The anomalies related to the stormwater
drain and sumps, gutters and downpipes are incorrect discharge of roof water and water
blockage. The causes for such anomalies are faulty installation, such as no overflow
provisions in box gutters, undersized sumps, undersized box gutters, insufficient fixing and
insufficient roof slope [Victorian Building Authority (2020a, 2020b, 2021a, 2021b, 2021c)].
The roof sheet has anomalies such as water leaks or seepage, mould and roof ponding.
Insufficient slope or damaged roof sheets are identified as the cause of the anomalies.
Corrosion, cracks and gouges in pipes are anomalies present in the HVAC and gas systems
(see Table 5). The causes are related to faulty installations or material and cracked/damaged
 F

Table 2.

supply system
Anomalies and
causes in the water
Element Defect/anomalies Cause Repair techniques References

Supply main Water leakage
Water pipe not sealed or protected through concrete  High-pressure polyurethane injection Kian (2004), Elfland et al. (2010);
piping slabs  Replacement of pipe and fixtures Mills et al. (2009), Abdul-

Cold-water pipes were not protected as they passed  Use of pipe sleeves, heat tape and heat cables to Rahman et al. (2014); Jonsson
through the slab protect exposed pipes and Gunnelin (2019); Victorian

Water supply system failure Building Authority (2021a);

Faulty fixtures Victorian Building Authority

Exposed installations (2021c)

Cross-contamination
Water pipe not sealed or protected through concrete  High-pressure polyurethane injection Kian (2004); Victorian Building
with sewage slabs  Add inspection shafts Authority (2020b); Victorian

No inspection shaft  Replacement of pipe and fixtures Building Authority (2021a)

No backflow-prevention device  Use of pipe sleeves, heat tape and heat cables to

Exposed installations protect exposed pipes

Overflow
Water pipe not sealed or protected

Cross connections between rainwater and potable
water supplies

No backflow prevention on handheld shower hose
in shower

Cold-water pipes were not protected as they passed
through the slab

No inspection shaft or overflow relief gully

No backflow-prevention device

Water supply system failure

Faulty fixtures
 High-pressure polyurethane injection
 Replacement of pipe and fixtures to remove cross-
connections
 Replacement of pipe and fixtures
 High-pressure polyurethane injection
 Add inspection shafts
 Replacement of pipe and fixtures
Chew et al. (2008), Jonsson and
Gunnelin (2019); Victorian
Building Authority (2020c);
Victorian Building Authority
(2021b); Victorian Building
Authority (2021c)

Legionella
Exposed installations  Use of pipe sleeves, heat tape and heat cables to World Health Organization and

incompatible material protect exposed pipes World Plumbing Council (2006),

Not adequately insulating pipes and tanks  Replacement of pipe and fixtures Kian (2004); Chew et al. (2008),

Contamination  Use of pipe sleeves, heat tape and heat cables Richardson (2002); Schück
 Periodical cleaning and testing for legionella (2018)

(continued)
Element Defect/anomalies Cause Repair techniques References

Slow discharge
Water pipe not sealed or protected  High-pressure polyurethane injection Chew et al. (2008), Jonsson and

Water supply system failure  Replacement of pipe and fixtures Gunnelin (2019); Victorian

Faulty fixtures Building Authority (2021b)

Less supply
Water supply system failure  Replacement of pipe and fixtures Kian (2004), Jonsson and

Faulty fixtures  Use of pipe sleeves, heat tape and heat cables to Gunnelin (2019)

Exposed installations protect exposed pipes

Metal corrosion, rust
Water pipe not sealed or protected  Use caulk or canned spray foam Chew et al. (2008), Jonsson and
dripping from fittings
Faulty fixtures  Replacement of pipe and fixtures Gunnelin (2019); Victorian

Exposed installations  Use of pipe sleeves, heat tape and heat cables Building Authority (2021b);
Kian (2004)

Unable to cut supply for
Cross connections between rainwater and potable
repair water supplies

Hot and cold-water pipes not separated from other
services (gas and electrical)

Cold-water pipes were not protected as they passed
through the slab

Water supply system failure
 Rectifying the cross-connection
 Separate the hot and cold-water pipes from other
services
 Provide protection to the cold-water pipes during
construction
Kian (2004); Victorian Building
Authority (2021c); Jonsson and
Gunnelin (2019)

Noisy flow
Water supply system failure  Replacement of pipe and fixtures Chew et al. (2008), Jonsson and

Faulty fixtures Gunnelin (2019)

Water tank Corrosion of water tank
Water pipe not sealed or protected  Use caulk or canned spray foam Kian (2004), Chew et al. (2008);
body
Cross connections between rainwater and potable  Replacement of fixtures Jonsson and Gunnelin (2019);
water supplies  Coating the tank wall with paint Victorian Building Authority

Water leaking (2021b)

Faulty fixtures

Exposed installations

(continued)

Table 2.
residential
defects in

buildings
Plumbing
 F

Table 2.
Element Defect/anomalies Cause Repair techniques References

Leakage in the water
Water tank not sealed or protected  Repair/replace damaged tank body or fixtures Kian (2004), Chew et al. (2008);
tank body
Faulty/damaged tank body or fixtures Jonsson and Gunnelin (2019);

Exposed installations Victorian Building Authority
(2021b)

Poor/no ventilation
Water tank not sealed or protected  Rectify the seal or protection Chew et al. (2008)
Flooding around tank
Faulty fixtures  Replacement of fixtures Kian (2004), Chew et al. (2008);

Exposed installations  Protect the installation Jonsson and Gunnelin (2019),

Water overflow  Repair or replace the ball valve Abdul-Rahman et al. (2014)

Clogged wash-out pipe
No regular maintenance/cleaning of the tank  Clean the wash pipe Chew et al., 2008; Victorian

No/damaged strainer  Repair/replacement of damaged fixtures Building Authority, 2021c;

Faulty fixtures Victorian Building Authority

Exposed installations (2020c); Jonsson and Gunnelin,
2019; Kian (2004)

Overflow
Water tank not sealed or protected

Overflow strainer gumming up

Incorrect water inflow/overflow ratio

faulty ball valve

Faulty fixtures
 Replacement of tank or fixtures
 Protect the installation
 Repair or replace the ball valve
Chew et al. (2008), Team Poly
(2018); Jonsson and Gunnelin
(2019); Victorian Building
Authority (2021b); DIY
Plumbing (2022)

Interruption to water
Water leakage  Repair/replacement of damaged pipes or fixtures Chew et al. (2008), Jonsson and
intake
Faulty fixtures Gunnelin (2019); Victorian
Building Authority (2021b)

Back siphonage
No backflow prevention device  Install backflow prevention device Chew et al. (2008); Victorian

Faulty fixtures  Repair/replacement of damaged fixtures Building Authority (2021c);
Jonsson and Gunnelin (2019)

(continued)
Element Defect/anomalies Cause Repair techniques References

Stagnation/short
Water pipe not sealed or protected  Rectifying the cross-connection Kian (2004), Chew et al. (2008);
circuiting
Cross connections between rainwater and potable  Repair/replacement of damaged fixtures Victorian Building Authority
water supplies (2021b); Jonsson and Gunnelin

Water leakage (2019)

Faulty fixtures

Exposed installations

Contamination
Water pipe not sealed or protected

Cross connections between rainwater and potable
water supplies

No backflow-prevention device

Water supply system failure

Faulty fixtures

Exposed installations
 Rectifying the cross-connection
 Install backflow prevention device
 Repair/replacement of damaged fixtures
Kian (2004), Chew et al. (2008);
Jonsson and Gunnelin (2019);
Victorian Building Authority
(2021b); Victorian Building
Authority (2020c)

Corrosion on net or
Faulty/damaged strainer  Repair/replacement of damaged strainers Kian (2004), World Health
strainer
Exposed installations Organization and World
Plumbing Council (2006); Chew
et al. (2008), Rhoads (2017);
Chew et al. (2008), Jonsson and
Gunnelin (2019)

Distribution Water leakage
Water pipe not sealed or protected  Sealing the water pipes properly Kian (2004), Chew et al. (2008);
pipe
Faulty damaged fixtures  Repair/replacement of damaged fixtures Jonsson and Gunnelin (2019)

Exposed installations

Contamination
Water pipe not sealed or protected Sealing the water pipes properly Kian (2004), Chew et al. (2008);

Exposed installations Repair/replacement of exposed fixtures Victorian Building Authority
(2021b)

(continued)

Table 2.
residential
defects in

buildings
Plumbing
 F

Table 2.
Element Defect/anomalies Cause Repair techniques References

Degradation
Faulty fixtures  Repair/replacement of exposed and damaged fixtures Kian (2004), Chew et al. (2008);

Exposed installations and installation Jonsson and Gunnelin (2019)

Low discharge rate
System performance loss  Test the system performance and recertify Chew et al. (2008)

Noisy flow
System performance loss  Test the system performance and rectify Chew et al. (2008)

Ugly arrangement
Faulty fixtures  Repair/replacement of exposed fixtures Chew et al. (2008), Jonsson and

Lack of installation skills of the plumbers  Training programmes to plumbers Gunnelin (2019)

Corrosion of components
Water pipe not sealed or protected  Repair/replacement of damaged components Kian (2004), Chew et al. (2008);

Water leakages Victorian Building Authority

Damaged pipes (2021b)

Exposed installations

Hot-water Overflow of water
The temperature on your thermostat is too high  Maintain the standard temperature Chew et al. (2008), Jonsson and
supply
Faulty damaged fixtures  Repair/replacement of damaged components Gunnelin (2019); Floyed (2020)

The coil inside the copper cylinder is perforated

Heat loss
Absence of an insulation system  Provide insulation Chew et al. (2008), Tobias (2021)

Scaling
Water supply has an excessive amount of minerals  Cleaning regularly Chew et al. (2008), Reliance

Not cleaning regularly Plumbing (2019)

Legionella growth
Exposed installations  Periodical cleaning and testing for legionella Kian (2004), Chew et al. (2008);

Incompatible material Richardson (2002)

Not adequately insulating pipes and tanks

Contamination

Corrosion of pipes
Water pipe not sealed or protected  Sealing the water pipes properly Chew et al. (2008); Victorian

Faulty fixtures  Repair/replacement of damaged fixtures and Building Authority (2021b)

Exposed installations installation

(continued)
Element Defect/anomalies Cause Repair techniques References

Corrosion of the tank
Water pipe not sealed or protected  Sealing the water pipes properly Kian (2004), Chew et al. (2008);

Cross connections between rainwater and potable  Repair/replacement of damaged fixtures and Jonsson and Gunnelin (2019);
water supplies installation Victorian Building Authority

Water leaking  Rectifying the cross-connection (2021b)

Faulty fixtures

Exposed installations

Tank bursting
Corrosion within the tank  Replacement of the tank Chew et al. (2008), Downer

Due to age (2018); Jonsson and Gunnelin

Water leaking (2019)

Faulty fixtures

Pumps Corrosion
Water pump gasket is broken or leaking slowly  Replacement of the gasket Chew et al. (2008), Vazdirvanidis
et al. (2017)

Damaged pumps, reflux
Faulty equipment  Replacement of damaged pumps, reflux and isolating Chew et al. (2008), Vazdirvanidis
and isolating valves valves et al. (2017)

Choking
Low discharge pressure  Check the discharge pressure as a part of preventive Chew et al. (2008), Cycle stop

Lack of maintenance maintenance and monitor for irregularities valves (2022)

Overheating
Clog in the suction line or strainer  Preventive maintenance Chew et al. (2008), WP Law Inc

Lack of maintenance (2022)

Excessive vibration
Clog in the suction line or strainer  Preventive maintenance Chew et al. (2008), WP Law Inc

Lack of maintenance (2022)

Cannot auto interchange
Faulty equipment  Replacement of faulty equipment Chew et al. (2008), Vazdirvanidis
duty and standby et al. (2017)
pumps after each cycle
of operation

Source: Created by authors

Table 2.
residential
defects in

buildings
Plumbing
F

Figure 3.
Recurring keywords
of the selected texts

pipes. As shown in Table 6, the swimming pool-related anomalies are water leaks, corrosion
and damages to the pumps such as choking, overheating and excessive vibration. The
causes of water leaks and corrosion are cracked or damaged pipes and damaged pool walls
and waterproofing. Common causes for swimming pool pump-related anomalies are low
maintenance and faulty equipment.
Plumbing defects in residential buildings may vary based on different climatic
conditions. Weather conditions, such as temperature, humidity and precipitation, are
different in every location and can contribute to developing plumbing anomalies (Islam
et al., 2021). The United Nations Development Programme (UNDP) (2023) classifies the
climate conditions in different parts of the globe into four main climate zones: equatorial,
tropical, temperate and polar. Countries in equatorial and tropical climates have hot and
humid weather with constant yearly rainfall (UNDP, 2023). For example, countries in the
Caribbean, Mexico and Central America, northern and central South America, Southeast
Asia, South Asia, central Africa and Oceania have a tropical climate. The plumbing systems
in this climate zone can be affected by the frequency of severe weather events and the rise in
driving rain quantities (Islam et al., 2021). Further, increased precipitation and frequent
temperature changes would increase the number of damage incidents, such as weakening
the piping joints, loosening the roofing and causing plumbing leaks (Islam et al., 2021).
Plumbing leaks can contribute to dampness (Agyekum et al., 2017), which results in
anomalies such as the discharge of foul air, fungal and bacterial contamination and breeding
of mosquitos and corrosions in pipes and plumbing fixtures (Chew et al., 2008; Abdul-
Element Defect/anomalies Cause Repair techniques References

Sewerage Vandalism/break-in
Exposed installations  Cover the tank with something that can Kian (2004)
tank be easily moved
Water penetration/ponding
Poor drainage around the tank due to run-on  Rectify poor drainage around the tank Pluvinage et al. (2016),

Lack of maintenance  Repair leakage in sewage installations Carretero-Ayuso et al. (2020)

Tanks rising out of the ground after rainfall

Leaks in sewage installations
Corrosion
Leakages in sewerage lines  Repair leakage in sewage lines Kasi et al. (2018)
Incomplete sewage discharge
88° junctions installed on an above-ground sewer  Design and construction of the sewage Victorian Building Authority

No expansion clips used on expansion joints system as per the building standards (2021a); Victorian Building

Below-ground stormwater drains not installed with Authority (2021b); Victorian
suitable bedding material Building Authority (2020a);

Below-ground sewer and stormwater drains do not Victorian Building Authority
have the appropriate bedding/side support material (2021c); Jonsson and Gunnelin

Bends in a below-ground sewer without concrete (2019); Carretero-Ayuso et al.
supports (2020), Abdul-Rahman et al.

Below ground sanitary drain has not been subjected (2014)
to a suitable hydrostatic/air or vacuum test prior to
spoil backfill

Inappropriate pipe supports for an above-ground
sanitary drain

Floor waste trap not accessible

Below-ground sanitary drainage system, flat reducer
installed on grade

Sanitary vent not supported appropriately

Graded sewer drains not lagged through the concrete
slab

Inappropriate grade on drainage vents (sloping
backward)

Below-ground sewer drain installed with insufficient
grade

Below-ground sewer drain installed without enough
depth of cover

Below-ground sewer drain installed with
inappropriate backfill material
(continued)

Table 3.
residential
defects in

system
sanitary plumbing
causes in the
Anomalies and
buildings
Plumbing
 F

Table 3.
Element Defect/anomalies Cause Repair techniques References

Suspended sewer does not have appropriate

provision for expansion

Installation anomaly

Omissions and inadequately placed or deteriorated
feature

Surcharge of drains and flooring

Fracture and displacement of drains
Sewage Corrosion The pump gasket is broken or leaking slowly  Replace pump gasket Vazdirvanidis et al. (2017)
pumps Out of balance
Failure in the pump propeller  Replace pump propeller Evans (2017), Cycle stop

Lack of maintenance  Planned preventive maintenance valves (2022)
Unable to auto interchange
Faulty equipment  Replacement of faulty equipment Vazdirvanidis et al. (2017)
duty and standby pumps
after each cycle of operation
Clogging
Lack of maintenance  Planned preventive maintenance Cycle stop valves (2022)
Sanitary Corrosion
Leaking pipes  Repair or replace leaking, fractured or Chew et al. (2008), Abdul-
piping/
Fracture and displacement of drain/pipes displacement of drain/pipes and faulty Rahman et al. (2014); Gormley
wastewater
Faulty sanitary installation sanitary installation et al. (2020)
piping Leakages
Fractured and displacement of drains/pipes  Repair or replace fractured or Chew et al. (2008), Abdul-

Faulty sanitary installation displacement of drain/pipes and faulty Rahman et al. (2014)
sanitary installation
Slow discharge
Clogging  Cleaning Chew et al. (2008), Abdul-

Faulty sanitary installation  Replacement of sanitary installation Rahman et al. (2014)
No discharge
Clogging  Cleaning Chew et al. (2008), Abdul-

Faulty sanitary installation  Replacement of sanitary installation Rahman et al. (2014)
Discharge of foul air into the
Clogging  Cleaning Chew et al. (2008), Abdul-
building
Lack of cleaning of the drains  Replacement of sanitary installation Rahman et al. (2014)

Faulty sanitary installation
Fungal and bacterial
Clogging  Cleaning Chew et al. (2008), Abdul-
contamination
Lack of cleaning of the drains  Replacement of sanitary installation Rahman et al. (2014); Rhoads

Faulty sanitary installation (2017)
Mosquito breeding in open
Clogging  Cleaning Chew et al. (2008)
trap
Lack of cleaning of the drains  Replacement of sanitary installation

Faulty sanitary installation
(continued)
Element Defect/anomalies Cause Repair techniques References

WC pan Noisy flow
Blockage (vent stack, a clog inside the toilet or a  Cleaning Chew et al. (2008)
blocked drain)  Repair broken sewer drain

Sewer drain has broken and collapsed  Replacement of sanitary installation

Faulty sanitary installation
Water ponding around pan
Damaged WC pan  Replace WC pan Chew et al. (2008)

Faulty installation  Replace faulty installation
Discharge pipe disconnected
Faulty installation  Replace faulty installation Chew et al. (2008)
from pedestal-type pan
Collapsed/dislodged support
Faulty installation  Replace faulty installation Chew et al. (2008)
brackets of wall-hung WC
Flushing Leakage of water and air at
Clogging  Cleaning Chew et al. (2008)
cistern the connection of flush pipe
Faulty sanitary installation  Replacement of sanitary installation
and WC pan
Damaged device is no longer
Faulty installation  Replace faulty installation Chew et al. (2008)
automatic
Urinal Clogged trap
Lack of cleaning  Regular cleaning Chew et al. (2008)
Bath and Leakages at the joints at the
Damaged fixtures  Repair or replace damaged fixtures Chew et al. (2008)
shower unit edge of wall and tray
Faulty installation  Replace faulty installation
Floor trap Slow drainage
Clogging  Cleaning Chew et al. (2008)

Faulty installation  Replace faulty installation
Grating/ Corrosion
cover for Undesirable opening and
Damage/cracked grating/cover for floor trap  Replace grating and floor trap cover Chew et al. (2008)
floor trap penetration of garbage or
Faulty installation  Replace faulty installation
other solid waste
Accessory Corrosion of installation
Leaking pipes  Repair or replace damaged pipes Chew et al. (2008)
screws
Faulty installation  Replace faulty installation

Source: Created by authors

Table 3.
residential
defects in

buildings
Plumbing
 F

Table 4.
Anomalies and

drainage system
causes in the roof
Element Defect/anomalies Cause Repair techniques References

Storm water Incorrect discharge of roof
No overflow provisions in box gutters/rain heads and  Design and construction of the Victorian Building
drain and water and water blockage eaves gutters stormwater drain and sump as Authority (2021a);
sumps
Undersized and/or reduced in size or discharging into per the local building Victorian Building
eaves gutter standards Authority (2021b);

Spreaders discharging over flashings Victorian Building

Undersized sumps Authority (2020a);

Sumps installed as chutes Victorian Building

No high-capacity overflow devices for the sump Authority (2021c);

Sump downpipes are installed too close to the nearest Victorian Building
vertical side of the sump Authority (2020b);

Box gutters do not terminate into an appropriately sized Victorian Building
sump or rain head Authority (2020d)

Insufficient downpipes for the capacity of the eave
gutters

Insufficient support provided at the base of a box gutter

Undersized box gutters

Box gutters reduced in size

Box gutters missing expansion joints on stormwater
drainage systems

Insufficient fixing (not at the required intervals) of apron
flashings, cappings and parapet

Valley gutters not discharging directly into eaves gutter

Sump with no overflow provisions

The downpipe was discharging into the sewerage
system

The eaves gutter does not have the appropriate fall

Insufficient downpipes for the capacity of the eave
gutters

Box gutters that changed direction reduced in size and
were fixed to the structure

Apron flashing was also not fixed to the roof at
appropriate intervals

Undersized box gutters installed with insufficient fall
(continued)
Element Defect/anomalies Cause Repair techniques References

Box gutters incorrectly terminated with side chutes

instead of sumps or rain-heads

Incorrectly constructed rain-heads

Damaged roof sheets

Lap joins not fixed properly

Unsupported and undersized flashings

Roof screws piercing the valley gutters

Insufficient roof slope

Gutters and Incorrect discharge of roof
No overflow provisions in box gutters/rain heads and  Design and construction of the Victorian Building
down pipes water and roof water eaves gutters gutters and downpipes as per Authority (2021a);
blockages
Undersized and/or reduced in size or discharging into the local building standards Kasi et al. (2018);
eaves gutter Victorian Building

Box gutters do not terminate into an appropriately sized Authority (2021b);
sump or rain head Jonsson and

Insufficient downpipes for the capacity of the eave Gunnelin (2019);
gutters Victorian Building

Insufficient support provided at the base of a box gutter Authority (2020a);

Undersized box gutters Kasi et al. (2018);

Box gutters reduced in size Victorian Building

Box gutters missing expansion joints on stormwater Authority (2021c);
drainage systems Kasi et al. (2018);

Insufficient fixing (not at the required intervals) of apron Victorian Building
flashings, capping and parapet Authority (2020b);

Valley gutters not discharging directly into eaves gutter Jonsson and

The eaves gutter does not have the appropriate fall Gunnelin (2019);

Insufficient downpipes for the capacity of the eave Victorian Building
gutters Authority (2020d);

Box gutters that changed direction reduced in size and Jonsson and
were fixed to the structure Gunnelin (2019);

Apron flashing was also not fixed to the roof at
appropriate intervals

Undersized box gutters installed with insufficient fall
(continued)

Table 4.
residential
defects in

buildings
Plumbing

Table 4.
Element Defect/anomalies

Water seepage from roof

Roof water leak

Black mould in the ceilings

Roof ponding
Source: Created by authors
Cause Repair techniques

Box gutters incorrectly terminated with side Chutes
instead of sumps or rain-heads

Roof screws piercing the valley gutters

Damaged roof sheets  Use a primer and adhesive

Insufficient roof slope patch to seal the damaged area
of the roof or replace the
damaged roofing sheets
 Design and construction of the
roof as per the local building
standards
F
References
Victorian Building
Authority (2021a);
Victorian Building
Authority (2020a);
Kasi et al. (2018),
Jonsson and
Gunnelin (2019);
Victorian Building
Authority (2021b)
Element Defect/anomalies Cause Repair techniques References

HVAC system Corrosion to roof
Tundish drain not discharging over downpipe  Installation of the HVAC system Victorian Building
sheets and eaves
Evaporative air conditioner installed with a as per the local building standards: Authority (2020a);
gutters poorly constructed bleed-down drain (e.g. discharge pipe is between Pluvinage et al. (2016)

A gas cock had also been installed on the cold- 25 mm to 50 mm and no longer
water feed to the evaporative cooler than 10 m in length. An air gap of

Air conditioning drain with no fall 25 mm is to be provided, and the
tundish shall remain accessible)
Gas system pipes Cracks, dents and
Cracked/damaged pipes  Replace damaged pipes Victorian Building
gouges
Faulty pipe material  Use approved pipe materials Authority (2020a);
Corrosion Pluvinage et al. (2016)

Source: Created by authors

systems
causes in HVAC
Table 5.
residential
defects in

Anomalies and
buildings
Plumbing

systems and gas

 F

pool
Table 6.
Anomalies and
causes in swimming
Element Defect/anomalies Cause Repair techniques References

Pool structure Extensive leaking through such
Due to differential effects  Sealing cracks Kian (2004)
and decking a joint between a pool structure
Cracked/damaged pipes  Apply an epoxy coating over the entire deck
and decking, cracks, dents,
Damaged pool walls and waterproofing  Replace the existing concrete deck
gouges and corrosion
Pumps Corrosion
Water pump gasket is broken or  Replace the gasket Abdul-Rahman et al. (2014),
leaking slowly Vazdirvanidis et al. (2017)

Damaged pumps, reflux and
isolating valves
Choking
Overheating
Excessive vibration
Cannot auto interchange duty
and standby pumps after each
cycle of operation

Faulty equipment

Low discharge pressure

Lack of maintenance

Clog in the suction line or strainer

Lack of maintenance

Clog in the suction line or strainer

Lack of maintenance

Faulty equipment
 Replace faulty equipment
 Check the discharge pressure as a part of
preventive maintenance and monitor for
irregularities
 Clean the suction line/strainer
 Clean the suction line/strainer
 Replace faulty equipment
Abdul-Rahman et al. (2014),
Vazdirvanidis et al. (2017)
Abdul-Rahman et al. (2014),
Cycle stop valves (2022)
Abdul-Rahman et al. (2014),
Cycle stop valves (2022);
WP Law Inc (2022)
Abdul-Rahman et al. (2014),
Cycle stop valves (2022);
WP Law Inc (2022)
Abdul-Rahman et al. (2014),
Vazdirvanidis et al. (2017)

Source: Created by authors

Rahman et al., 2014; Islam et al., 2021; Miller et al., 2021). Countries with a temperate climate Plumbing
consist of the seasonal division of the year into four distinct periods (winter, summer, spring defects in
and autumn) (UNDP, 2023). Canada, some regions in China, Finland, France, Germany,
Japan, Sweden and the USA are locations with temperate climates. Also, the southern part of
residential
Australia has temperate climates. During summer, the heat can cause pipes to expand, buildings
which results in cracking and leaking pipes and cracking in plumbing material. Winter can
cause water to freeze in some locations, which contributes to damage and cracked pipes
(Barton et al., 2019). Further, rain can cause the pipes of the hot-water system to corrode and
cause leaking and contamination of the water (Tavakoli, 2018). A polar climate is prevalent
in regions that are above 70 degrees latitude in the Northern Hemisphere and below 65
degrees latitude in the Southern Hemisphere (UNDP, 2023). The Artic region and Antarctica
fall under the polar climate regions. These locations also experience plumbing defects such
as cracks and blocked pipelines due to freezing water (Minich et al., 2011; Shiklomanov et al.,
2017).
Plumbing appliances play a crucial role in the smooth operation of the plumbing system
in residential dwellings. The appliances are connected to plumbing systems during the
construction process, in the initial rough-in phase or during the later trim-out stage. As
discussed above, plumbing systems encompass a network of pipes, fittings, valves and
fixtures that work harmoniously to deliver clean water for various purposes while also
facilitating wastewater removal. Common water appliances in residential buildings include
sinks, toilets, showers, bathtubs, washing machines, dishwashers and water heaters. Each
appliance has its specific role, contributing to a home’s comfort, cleanliness and
functionality. Some common defects found in water appliances include leakage in appliances
like faucets, toilets and water heaters and leaky pipes or faulty seals can lead to water
wastage, potential water damage to surrounding areas and increased utility bills (Aguilar
et al., 2005; Escriva-Bou et al., 2015). Water heaters may experience problems such as
inadequate hot water production or inconsistent temperature regulation. This can be caused
by issues like a malfunctioning heating element, a faulty thermostat or sediment buildup in
the tank [World Health Organization (WHO), 2011]. Appliances such as sinks, showers and
toilets can suffer from clogs due to the accumulation of debris, hair or foreign objects. Clogs
restrict water flow, leading to slow drainage or complete blockage (Azizan et al., 2019).
Valves control the flow of water to appliances and fixtures. When valves become defective,
they may fail to open or close properly, resulting in issues like dripping faucets or the
inability to shut off the water supply to a specific appliance (Azizan et al., 2019; Cycle stop
valves, 2022). Inconsistent or low water pressure can occur due to various factors, including
pipe leaks, clogs or problems with the water supply system. Insufficient water pressure can
affect the functionality of appliances like showers, washing machines or dishwashers (Chew
et al., 2008; Cycle stop valves, 2022). Water appliances can also be affected by poor water
quality. Problems like hard water containing excessive minerals can lead to mineral
deposits, reduced appliance efficiency and fixture scaling (Elfland et al., 2010). Addressing
these defects is essential to ensure the proper functioning of water appliances, conserve
water, prevent damage to the building’s structure and maintain a safe and comfortable
living environment. The following section discusses the diagnostics methods to identify
plumbing anomalies and their causes.

4.2 Diagnostic methods to identify plumbing anomalies and their causes

Overall, the results show that there are multiple anomalies and causes in the residential
plumbing systems. Therefore, it is important to identify them correctly to determine the
anomaly and its causes. Various diagnosis methods can be used to identify the anomalies,
F determine their causes and evaluate their extent. However, these methods vary in cost,
functioning mode, time spent, equipment needed and results obtained. Visual inspection of
the affected area is the primary diagnosis method used for identifying defects/anomalies in
the plumbing system (Bortolini and Forcada Matheu, 2018). Visual inspection includes
looking for water leaks, discolouration due to corrosion, mould or fungal growth, cracks and
dents in the system (Lin, 2010). The diagnostic results based on visual inspection may vary
based on the knowledge and expertise of the individual performing the task. Thermography
is another diagnostic method suitable for detecting leakages in pipelines that are difficult to
detect visually (Bortolini and Forcada Matheu, 2018). The hydrostatic pressure test can be
used to identify whether the piping system has leaks. In this test, the pipeline can be tested
to identify its structural integrity (Papavinasam, 2013). Inspection using high-tech pipe
cameras is another method for the plumbers to perform diagnostic tests, especially on areas
that are difficult to access, such as buried pipelines and pipelines in between walls, inside
the ceiling or concrete (Tamat, 2017). The camera is put through access points such as roof
vents and toilet drains and observes the condition of the pipes and the drainage system for
obstructions, blockages or breaks in the pipes or if the piping is deteriorated (Drain Fixers,
2022). Tracing systems, infrared cameras combined with electronic listening devices such as
audio leak detector/leak locators, leak noise correlators and leak loggers are used to pinpoint
water leaks, which helps detect the type of leak in hard-to-reach areas such as slabs and
underground piping (Beatty, 2018; Bell, 2020).

4.3 Repair, replace or maintain the plumbing system

As discussed above, diagnosis methods help to correctly identify the anomalies and their
causes in the plumbing system. The next step is to repair, replace or maintain the plumbing
system. According to the US Department of Energy (US DOE) (2010), maintenance
processes can be divided into four categories:
(1) reactive maintenance;
(2) preventive maintenance;
(3) predictive maintenance; and
(4) reliability-centred maintenance.

Reactive maintenance includes repair and replacement of the plumbing elements after
anomalies have occurred (Khazraei and Jochen, 2011). Preventive maintenance includes
performing planned, scheduled maintenance activities to prevent unexpected defects in the
plumbing system in the future (Nowogon ska, 2019). Preventive maintenance in the
plumbing system may include replacing or repairing worn system parts, cleaning and
flushing contaminants, de-clogging pipes and others (Rutherford, 2018). Predictive
maintenance consists of regular analysis of data collected from the system equipment and
components (e.g. speed, pressure, flow rate and occupancy), which help to determine the
time when failure of the system or component occurs and when maintenance will be
required.
Reliability-centred maintenance is the optimum mix of reactive, preventive, predictive
and proactive maintenance practices (Pride, 2016). Here the characteristics of proactive
maintenance consist of the implementation of an ongoing development process using
feedback and communication that the actions taken are effective (Sivaranjith, 2019). The
most common maintenance strategies used in the residential sector are reactive maintenance
and preventive maintenance. However, with the development of computer-based
maintenance management systems and building information modelling (BIM) to gather
information from data loggers or sensors, predictive maintenance is also becoming more Plumbing
useful (Rutherford, 2018; Marocco and Ilaria, 2021). According to a study done by Cheng defects in
et al. (2020), BIM and the Internet of Things (IoT), machine learning algorithms such as
artificial neural networks (ANN) and Markov chains can be applied for predictive
residential
maintenance in the plumbing system. Marocco and Ilaria (2021) mentioned integrated buildings
knowledge-based building management systems, digital twin technology and BIM-based
augmented reality maintenance systems (BARMS) are helpful developments for predictive
maintenance in the plumbing system. However, the application of such technologies may
depend on the scale of the building and the associated costs. Nonetheless, it can be noted
that these latest technologies could help in detecting the anomalies and their causes before
they occur, which in return helps to avoid failures and save time and money.

5. Conclusions
The plumbing system is a key and integral part of residential buildings. The plumbing
system-related defects are often overlooked and can cause serious damage to the residential
property if not properly identified on time and fixed accordingly. This study explored the
plumbing defects, causes, diagnosis methods and maintenance and repair techniques related
to the plumbing system in residential buildings. The study identified plumbing system-
related anomalies or defects and their potential causes under five key sub-systems:
(1) water supply;
(2) sanitary plumbing system;
(3) roof drainage system;
(4) HVAC and gas systems; and
(5) swimming pool.

Overall, there are multiple anomalies and causes in the residential plumbing system. Water
leakage, clogging and corrosion are examples of anomalies common for all five key systems.
Damaged pipes, faulty equipment or elements and faulty installations are common causes of
the identified anomalies. Visual inspection, the hydrostatic pressure test, thermography,
high-tech pipe cameras, tracing systems and infrared cameras, combined with audio leak
detectors/locators, leak noise correlators and leak loggers, are techniques used for
diagnosing anomalies in the plumbing system. Reactive maintenance techniques such as
repair and replacement of damaged or defective elements are used to rectify the anomaly
and its causes. Further, preventive maintenance, predictive maintenance and reliability-
centred maintenance strategies can be used to control or prevent anomalies in the plumbing
system. It is essential to ensure proper quality control checks during construction to avoid
future plumbing defects in the water supply and sanitary piping systems. Furthermore,
there should be a planned plumbing maintenance strategy for residential buildings,
including preventive and predictive maintenance at regular intervals, to ensure that the
plumbing system is without defects and functioning well. A well-planned maintenance
programme reduces costs due to unexpected breakdowns or long-term damage due to
plumbing system defects.
The anomalies, causes, diagnosis methods and maintenance strategies presented in this
study can be helpful for plumbers, maintenance engineers and facilities managers to identify
and correct plumbing issues in residential properties. By identifying common issues and
their underlying causes, plumbers, maintenance engineers, facilities managers and
homeowners can take preventive steps to minimise the occurrence of defects and extend the
lifespan of their plumbing systems and appliances. Furthermore, knowledge of the root
F cause of defects in the plumbing systems allows for implementing durable solutions. Thus,
plumbing professionals can ensure that repairs or replacements are performed correctly,
leading to long-lasting and reliable plumbing systems and appliances. Furthermore,
knowledge of the defects in residential plumbing systems can help to minimise potential
health and safety hazards due to leaks or backflow issues such as contamination risks or
water damage to building structural elements.
This study also contributes to the research on construction defects by developing
plumbing defects conceptual maps in the form of tables. Future research could focus on
determining the correlation of anomalies and their causes, diagnosis methods and
maintenance and repair techniques. Despite its several contributions, this study has some
limitations. A digital tool to identify the causes, diagnosis methods and maintenance and
repair techniques for plumbing anomalies was not developed. The tool can help plumbing
and building professionals in the decision-making process. It is suggested that forthcoming
studies can focus on the development of the tools.

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Further reading
Berglund, D., Kharazmi, P., Miliutenko, S., Bjeork, F. and Malmqvist, T. (2018), “Comparative lifecycle
assessment for renovation methods of wastewater sewerage systems for apartment buildings”,
Journal of Building Engineering, Vol. 19, pp. 98-108.
Sullivan, G., Pugh, R., Melendez, A.P. and Hunt, W.D. (2010), Operations and Maintenance Best
Practices-a Guide to Achieving Operational Efficiency (Release 3), Pacific Northwest National
Lab, Richland, United States.

Corresponding author
Argaw Gurmu can be contacted at: argaw.gurmu@deakin.edu.au

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