Pressure Reducing Valves (PRVs) play a critical role in managing water pressure within strata buildings. Failures of these devices can result in significant water damage, financial loss, and operational disruption.

Several recent cases of bursting PRVs highlight an emerging risk for property owners, and understanding the risks associated with PRVs is an important part of maintaining building resilience.

Why Pressure Reducing Valves Matter

PRVs regulate incoming water pressure to safe levels, protecting plumbing systems, fixtures, and appliances. When functioning correctly, they help prevent:

• Excessive pressure that can damage pipes and fittings
• Premature wear on plumbing infrastructure
• Sudden failures that lead to water ingress

However, when PRVs fail from rupture or bursting, the result can be rapid and extensive water damage.

What risk factors can lead to PRV failure

While PRVs are generally reliable, several factors can increase the likelihood of failure:

1. Incorrect Installation

Manufacturers typically specify that PRVs:

• Be installed vertically or horizontally
• Not be installed upside down

Non-compliant installation can lead to:

• Restricted movement of internal components
• Uneven pressure distribution

Over time, this can accelerate wear and tear and increase the risk of failure.

2. Environmental Conditions

PRVs are often installed in concealed or hard-to-access areas such as ceiling voids.

In these environments:

• Debris and sediment can accumulate within the valve
• Gravity and positioning may allow these materials to settle in critical moving parts
• Limited access can delay maintenance or inspection

These factors can contribute to the gradual deterioration of performance. A lack of routine inspection or servicing, often due to limited access, can allow minor issues to escalate into a failure.

4. Amplified risk in large buildings

In multi-residential or strata buildings, PRVs are often installed in large numbers, sometimes multiple per lot.

This creates compounding risk:

• Even low individual failure rates can result in frequent incidents
• Repeated failures may indicate underlying installation or design issues
• Insurance exposure increases with each event

These risk factors can ultimately lead to reduced performance, leakage and in severe cases, rupture or bursting.

Practical Steps to Reduce Risk

To strengthen building resilience and minimise the likelihood of failure, consider the following actions:

✔ Verify Installation Compliance

• Confirm PRVs are installed in accordance with manufacturer guidelines
• Pay particular attention to orientation and positioning

✔ Conduct Regular Inspections

• Engage qualified plumbers to inspect PRVs periodically
• Check for warning signs such as noise, inconsistent pressure, or visible wear

✔ Improve Accessibility

• Where possible, ensure valves are accessible for inspection and maintenance

✔ Monitor Patterns

• Treat repeated failures as a systemic issue, not isolated events
• Investigate root causes rather than replacing individual units only

✔ Plan Preventative Maintenance

• Include PRVs in ongoing maintenance schedules
• Consider proactive replacement in higher-risk environments

Case Example

A recent strata property highlighted how these risks can materialise in practice. A water damage claim exceeding $141,000, with a $20,000 excess, was linked to the failure of a pressure reducing valve, with multiple similar failures previously recorded within the same building. The property contained hundreds of valves installed across numerous lots, amplifying the impact of recurring issues. The investigation identified installation positioning—incorrectly installed upside down within ceiling voids— as the likely cause of the failure. The building was over 5 years old and the warranty on the PRVs had expired. This example demonstrates how installation practices, when repeated at scale, can lead to systemic risk and significant financial exposure.

Take Action Now

PRVs are relatively small components within a larger system, but their failure can have far-reaching impacts. Taking a proactive approach to installing, inspecting, and maintaining your PRVs may help prevent avoidable damage and strengthen your property’s resilience.

For more insights, contact CHU Building Resilience Services at [email protected] or call 1300 618 312.

Typically, owners corporation insurance does not cover the personal belongings of individual unit owners/residents. Owners corporation insurance only covers the shared or common property within the strata building.

An owners corporation (also known as a body corporate in some states) manages and maintains common property in strata-titled buildings. Insurance is essential to help maintain and protect shared areas and assets from damage, liabilities or unexpected events.