Multi-level individual metering guide. Version 3: December 2013

Transcription

1 Version 3: December 2013

2 Contents 1 Introduction 4 2 Approach to introducing individual metering Stage 1: Preparing the building for individual metering Stage 2: Requirement for individual metering Metering for existing buildings 7 3 Design Consideration 8 4 Plumbing Requirements Plumbing Preparation Plumbing Standards Preparing building plumbing Temporary meter spacer for unit meter Location of meter spacers Individual meter spacer pipe work clearances Preparing pipework for meter spacer orientation Individual meter spacer assembly - marking and labelling Master Meter backflow protection Summary of Stage 1 process steps 15 5 Metering Requirements Metering system Meters Meter backflow protection Location of meters Individual meter - assembly Individual meter pipe work clearances AMI Data Logger & Power location Metering system repeaters Types of metering systems Developments up to and including three floors can be fitted with AMR or AMI systems Developments four floors and above must be fitted with AMI system Accredited metering suppliers and system Billing Responsibility for plumbing and meters Summary of Stage 2 process steps Allowing for meter spacer: Metering: Developer responsibility overview 25

3 6 Layout Drawings Residential Not Strata Subdivided Commercial Serviced Apartments Not Strata Subdivided Residential Strata Subdivided Commercial (excluding Serviced Apartments) Not Strata Subdivided Commercial Stratum Subdivided Mixed (Residential & Commercial) Not Strata Subdivided Mixed (Residential & Commercial) Residential Strata & Commercial Stratum Subdivided Mixed (Residential & Commercial) Residential & Commercial Strata, Commercial Stratum Subdivided 33 7 Contact us 34 8 Definitions 35 9 References 37

4 1 Introduction The individual metering of units by Sydney Water is aimed at improving equity in billing for water usage in multi-level strata developments. With individual metering each unit owner will pay for the water they actually use rather than a fixed portion of the total water used in the building. All multi-level building developments now have the option to prepare their building for individual cold water metering. This includes residential, commercial, mixed or any other use. Individual unit meters are already a requirement for all other development types that are not multi-level, including town houses and villas. Refer to the Water meter installation guide on Sydney Water s website. This guide provides information to assist hydraulic engineers, architects, developers and plumbers to prepare buildings for individual unit metering of cold water. For new developments, early engagement with the architect and building design engineer is important to successfully implement individual metering of units and to minimise any delays when the metering system is installed and tested. The provision for individual metering of some new multi-level building developments is expected to become mandatory in It will be a condition of connecting to Sydney Water s system and will be included in the Sydney Water Notice of Requirements (NOR) or Complying Section 73 Certificate developments letter. If you would like more information meters@sydneywater.com.au or call Robert Crissani on (02) or Anthony McMillan on (02) Document Notes: This is version three of the guide. You should read this version in full. It provides further clarification and additional information and diagrams. See amended requirements for commercial buildings in Table 2. Content in this document may change. Please check the website for the latest version. Document current at December Version 3 4

5 2 Approach to introducing individual metering The individual metering of units requires that: 1. buildings are constructed with appropriate pipework and space for individual meters 2. metering systems are installed to enable billing. With this in mind, Sydney Water will introduce individual metering in two stages. 2.1 Stage 1: Preparing the building for individual metering From November 2012, Sydney Water s Notice of Requirements (NOR) has indicated that individual metering of units within a multi-level building is optional. Developers are encouraged to incorporate individual metering into the design and construction of buildings by installing Meter Spacers so that individual meters can be installed in Stage 2. While the decision to prepare the building for individual metering is optional at the moment, Sydney Water has specified the requirements that must be met before the owners of individual strata units can be billed for their water use. Sydney Water s requirements for building plumbing design and construction are outlined in Section 4 of this guide and the requirements for the future metering system are outlined in Section 5 of this guide. Sydney Water s arrangements for set up of these future metering systems are expected to be available in Sydney Water can provide guidance and work with developers to ensure their buildings are suitable for future individual metering. 2.2 Stage 2: Requirement for individual metering Sydney Water expects these requirements to be introduced in Some multi-level buildings must be constructed to allow for individual metering (plumbing). See Table 2 in section 3. In addition to plumbing, Sydney Water will require that all buildings that are strata subdivided have individual metering installed and tested near completion of the building. Some buildings that are not strata subdivided will be required to install plumbing for individual metering but will not be required to install individual meters for units until they are strata subdivided. See Table 2 in section 3. Individual meters can still be installed by the owner at their cost and they can apportion the bill from the master meter for each unit. We will accredit a number of meter suppliers who will be able to supply, install and test the metering system in a building which has been built to allow for individual Document current at December Version 3 5

6 metering according to this guide. The list of Accredited Metering Suppliers (AMS) will be made available on our website. The developer will be responsible for the cost of setting up this metering arrangement. This will include the cost of supplying individual meters, meter systems, installation and testing. In Stage 2, the Notice of Requirements (NOR) will require that a developer signs an Undertaking to show that they have understood our requirements and will commit to providing individual unit plumbing, meter space and individual meters (for strata subdivided buildings). The metering systems will be capable of being read from outside the building. The metering systems will be wireless systems that can be installed towards the end of construction of the building. The developer and Accredited Meter Supplier (AMS) will make arrangements on when the meters are to be installed. Sydney Water will take over the meters and metering system after the system has been successfully tested and after the strata plan has been registered. Table 1: Summary of Stage 1 and 2 Stage 1 Requirements (from November 2012) Stage 2 (2014) Step A. Provide plumbing & meter spacer suitable for individual unit metering Optional Requirement for new buildings as indicated in Table 2. Step B. Install individual meters and metering system Can be done at Developer or Owners Corporation cost after Sydney Water announces Accredited Meter Suppliers in Stage 2 if plumbing and individual meter spacer provided as per guide. Requirement for all new buildings that are strata subdivided. Document current at December Version 3 6

7 2.3 Metering for existing buildings Existing buildings are able to have individual meters fitted but only if they comply with these guidelines on plumbing, meter location and metering systems. In summary, these requirements are: each unit must be supplied with only one cold water metered inlet meters must be located within a common area (ie not inside the unit) meters must be able to be read remotely by Sydney Water you must engage one of our Accredited Metering Suppliers to provide the meters and metering system. Many older multi-level unit developments do not have appropriate plumbing to allow individual metering. Anyone interested in checking the possibility of retro-fitting individual meters should speak to their plumber about whether the building complies with these guidelines. Document current at December Version 3 7

8 3 Design Consideration The decision to choose between a meter spacer or individual meter is based on the multi-level buildings Property Use and Registered Property Type as shown in Table 2 below. Refer to Section 6 for different layout drawings. Table 2: Multi-Level Building metering and meter spacers matrix Registered Property Type Property Use Non Strata or Company Title (Single Property Building) Strata (Multiple Properties in building) Stratum Residential Meter Spacer Required Commercial: - Serviced Apartment each dwelling Commercial - Office - Retail - Hotel - Boarding Houses - Other Mixed Residential & Commercial - Office - Retail - Hotel - Boarding Houses - Other OPTIONAL Meter Spacer - minimum one per floor Meter Spacer Required (i) each dwelling (ii) minimum one per floor Metering Required each dwelling or strata lot or minimum one per floor Metering Required each stratum or minimum one per floor You should talk to us to clarify requirements if you are: doing a staged development building on a single foundation and provide the following information to meters@sydneywater.com.au property address description of the proposed property use a drawing or diagram of the proposed development details on the proposed and/or future property registration Document current at December Version 3 8

9 There are two aspects to be considered when preparing for individual meters: 1. Plumbing preparation (pipework, meter spacer and meters) Section 4 provides the water meter plumbing/hydraulic system details for the master meter and individual metering configuration, location, orientation and clearances. 2. Metering system (power and data logger location) There are different requirements depending on the metering system to be used (refer to Section 5). Document current at December Version 3 9

10 4 Plumbing Requirements 4.1 Plumbing Preparation The developer s plumber or hydraulic contractor has to install plumbing including meter spacers or meters and fittings in accordance with this guide Plumbing Standards All plumbing work must be done to relevant Australian Standards, codes, plumbing and building rules. All building work needs to comply with the Building Code of Australia (BCA) and the Plumbing Code of Australia (PCA). The Plumbing Code of Australia references the Australian Standard AS/ANZ 3500 Plumbing & Drainage. Section 13 of the Standard indicates that the installation of a network utility operator s water meters should be undertaken in accordance with the network utility operator s requirements. Sydney Water requirements for multi-level buildings are contained within this guide Preparing building plumbing a) Master meter The total cold water supply to the building must be metered through a master meter. The Master Meter is supplied by Sydney Water through the normal meter application process via Quick Check. Refer to the Water Meter Installation Guide for details on the location requirements for the master meter for multi-level buildings. b) Individual Meter Spacer Each unit must be supplied with only one cold water metered inlet. The hot water from a centralised hot water system is not metered by Sydney Water. All individual units must be supplied directly from the master meter. Each meter spacer (meter available in stage 2) must only measure the water supplied to the corresponding unit. Plumbing off-takes from a unit to another or from a unit to a common area water supply (eg garden taps) is not allowed. c) Centralised hot water For buildings with centralised hot water systems only the cold water will be metered. d) Common water A separate meter for the common area (eg garden, pool, rainwater tank top-up, fire hose reels, air conditioner cooling towers, wash bay, etc) will not be required as the water usage will be captured through the master meter. e) Sydney Water Recycled Water If Sydney Water offers a recycled water service to your area, you should contact us to discuss the requirements for metering the recycled water service. Document current at December Version 3 10

11 f) On site recycled, rainwater or other water Sydney Water does not meter other on-site water products. g) Private Meters If private meters are installed on the property they will not be read or billed by Sydney Water. Document current at December Version 3 11

12 4.1.3 Temporary meter spacer for unit meter A temporary meter spacer (bridging piece) can be used until the meter is available. The temporary spacer shall be designed to the same meter length and ends as defined in AS sections 2.2 and section 2.4 for the nominated meter size. The plumbing design should allow for easy removal and installation of the meter. The temporary meter spacer will be supplied and fitted by the Developer. These are available from plumbing suppliers. An example of DN20 meter assembly plumbing with meter spacer is shown below: The meter spacer is the same length as meter. Pre-fabricated individual unit water meter spacer assemblies may be a suitable option for buildings not being strata subdivided straight away. You should talk to your plumbing supplier about this. An example of a pre-fabricated individual unit water meter spacer assembly is shown below. Document current at December Version 3 12

13 Multi-level individual metering guide Location of meter spacers The individual meter spacers must be installed in a common area to ensure unrestricted access to the meters. Meter spacers must not be installed in individual units. Meter spacers must not be installed under kitchen sinks, laundry tubs or in ceiling cavities. The area where meters are installed shall be designed to allow for drips and small leaks when meters are replaced. It is recommended that meter spacers be installed in a non-metallic enclosure or cupboard. This could also be a dedicated hydraulic plant room or meter utility room with appropriate access. If meters are installed in a cupboard/room, the cupboard /rooms must be clearly labelled Water Meters. It is recommended that meter spacers are placed on the same floor as the unit. However in smaller buildings meter spacers may be grouped together on the ground floor or alternate floors. The meter spacer pipework must however clearly label which unit the meter spacer belongs too (refer to section 4.1.7). The meter spacer may be installed in the basement (only one level below street level) however consideration should be given to future access needs for meter maintenance. Ideally access to meters using a Sydney Water Abloy key should be made available. Diagram 1: Location of meter spacers This diagram is an example only and requirements will vary from site to site. Document current at December Version 3 13

14 4.1.5 Individual meter spacer pipe work clearances Clearances around the meter spacer must be in accordance with Sydney Water requirements as shown in the diagram in below. In summary: no less than 150mm above finished floor level no greater than 1.5m above finished floor level with a minimum clearance of 150mm between the centre of each pipe and any wall or door allowance for meter depth will be at least 250mm. Note: Drawing is intention only and other layouts are possible with these spaces and pipe requirements. Diagram 2: Individual DN20 & DN25 meter spacer assembly Item 1: Meter Spacer Pipe with threaded ball joint ends and length of 154mm (for DN20) and 178mm (for DN25) in accordance to AS Item 2: Water meter Coupling: Standard couplings 61mm in length with one end ball joint with loose female union nut and the other end 20mm BSP female thread. Item 3: Stop Valve: A ¼ Turn ball valve with 20mm (DN20) or 25mm (DN25) BSP male outlet to fit the standard coupling Meter spacers are staggered to achieve the 150mm (DN20) or 200mm (DN25) minimum clearance between pipe centres when the meter is installed. Document current at December Version 3 14

15 4.1.6 Preparing pipework for meter spacer orientation The pipework for individual meter spacers can be prepared either vertically or horizontally. Meter spacers must be orientated to ensure the meter register display can be easily read for checks, audits and manual meter reads without a ladder or other aids Individual meter spacer assembly - marking and labelling Every individual meter spacer pipework must be appropriately labelled with the associated unit number. A permanent waterproof identification label must be fitted to the fixed pipe on the outlet side of the meter spacer. Metal tags with stamped details or a key ring with permanent marker are recommended Master Meter backflow protection Please refer to Sydney Water s Backflow Prevention Containment policy for details for master meter backflow. 4.2 Summary of Stage 1 process steps Step Who Action review Sydney Water MLIM Guide and talk to Sydney Step 1 Hydraulic Designers Water now about their future development. Contact meters@sydneywater.com.au. Step 2 Developer applies for Section 73. Step 3 Sydney Water sends NOR with optional MLIM. Step 4 Developer meets all NOR requirements. Step 5 Sydney Water provides S73. Step 6 Hydraulic contractor/plumber Step 7 Step 8 Sydney Water Owners Corporation installs pipework and master meter. OPTIONAL: prepares building in accordance with this Guide and installs individual meter spacers for each unit. bills owner/owners Corporation for all water usage from master meter. If building has been prepared in accordance with this Guide it will be ready for Stage 2. If building has been prepared in accordance with this Guide, once Stage 2 commences the Owners Corporation can install individual meters at their expense (refer to Stage 2 steps) Document current at December Version 3 15

16 5 Metering Requirements 5.1 Metering system Only Sydney Water approved metering system that are supplied by an Accredited Metering Supplier will be able to be installed in a multi-level building. The Accredited Metering Supplier will install the AMI Data Logger & Repeaters and test the metering system. The metering system must be sourced from the same Accredited Metering Supplier that supplied the meters Meters Only Sydney Water approved meters, supplied by an Accredited Metering Supplier, will be able to be installed. The developer s plumber or hydraulic contractor will install the meters. The meters and metering system components must be sourced from the same Accredited Metering Supplier. The Master Meter will be supplied by Sydney Water through the normal meter application process via Quick Check Meter backflow protection All 20mm & 25mm individual meters shall be manufactured with an integrated Dual Check Valves (DCV). Document current at December Version 3 16

17 Multi-level individual metering guide Location of meters The following diagram shows the individual meters installed in the meter spacer: Diagram 3: Location of individual meters This diagram is an example only and requirements will vary from site to site: Individual meter - assembly This photo shows a DN20 meter and plumbing assembly instead of the meter spacer: Document current at December Version 3 17

18 5.1.5 Individual meter pipe work clearances The following diagram shows the individual meter DN20 & DN25 meter assembly. Diagram 4: Individual DN20 and DN25 meter assembly Item 1: Water Meter Meter (with DCV) and threaded ball joint ends and length 154mm (for DN20) and 178mm for (DN25) in accordance to AS Item 2: Water meter Coupling: Standard couplings 61mm in length with one end ball joint with loose female union nut and the other end 20mm BSP female thread. Item 3: Stop Valve: A ¼ Turn ball valve with 20mm (DN20) or 25mm (DN25) BSP male outlet to fit the standard coupling Meters are staggered to achieve the 150mm (DN20) or 200mm (DN25) minimum clearance between pipe centres. Document current at December Version 3 18

19 An example of DN20 meter assembly is shown below in different views: Front View Side View Top View Document current at December Version 3 19

20 5.1.6 AMI Data Logger & Power location If an Advanced Metering Infrastructure (AMI) metering solution is going to be used in the building (refer to Section 5.1.8), the developer must make provisions for an AMI data logger and 240V 10A power point. The AMI Data Logger must be located inside the building and above ground level to ensure that strong mobile phone signal strength is achieved at all times. The AMI Data Logger should be fitted in a common area. The maximum spatial requirements for the AMI data logger unit is approximately Height = 600mm (H), Width = 400mm (W), Depth = 250mm (D). The best location of the AMI Data Logger and power point will need to be resolved between the developer and the Accredited Metering Supplier (AMS), as it will be design, location and building specific. You should talk to an AMS during the design phase about the best location for the AMI data logger and power point. Some metering systems or buildings may require more than one data logger and power point to be made available. The AMS should provide guidance in this area, as each AMI system will be different for each development but some general indications are: Less than 4 floors Make allowance for AMI Data Logger on ground floor 4-10 floors Make allowance for AMI Data Logger on middle and top floor More than 10 floors Make allowance for AMI Data Logger on bottom floor and every fifth floor thereafter Must be in a common area. This must not be below street level to ensure maximum mobile network signal strength. The data logger does not need to be located with the meters. The AMI Data Logger must be accessible for testing and maintenance without use of ladder or other aids Metering system repeaters If an Advanced Metering Infrastructure (AMI) metering solution is going to be used in the building (refer to Section 5.1.8), the developer may need to make provisions for AMI Repeaters. This is dependent on the metering system used. The maximum spatial requirements for the AMI Repeaters (for Stage 2) are approximately Height = 250mm, Width = 150mm, Depth = 100mm. The AMI Repeaters must be in a common area and can be mounted in the water meter or data logger cupboard or other locations nominated by the AMS. The AMI Repeaters must be accessible for testing and maintenance without use of ladder or other aids. Document current at December Version 3 20

21 5.1.8 Types of metering systems Installation of metering systems into buildings that have been prepared for individual unit metering will be possible with Stage 2. The Sydney Water wireless automated metering solutions will be used for managing the meter readings from the master meter and individual meters servicing each strata property, as opposed to the current manual meter reading process. All of the Sydney Water wireless individual meters and master meter installed in the building will be automatically read using either an: Automated Meter Reading (AMR) metering system The AMR meter system solution will allow the meter reader to electronically read all of the individual meters from outside the building using a handheld reader. This improves the meter readings captured (no visual errors) without entering the property. Advanced Metering Infrastructure (AMI) metering system The AMI metering system will transmit (using mobile phone network) individual meter reading data directly to Sydney Water. Both systems ensure that the meter register displayed on the water meter is electronically sent to Sydney Water using wireless digital technology eliminating any visual errors. An advantage of the wireless metering systems is that it allows the installation to take place at the end of construction. Also, multi-storey buildings are often fitted with security doors which create an access problem for Sydney Water when we need to read our meters. The Accredited Metering Supplier (AMS) once selected by the developer will supply, install and test the AMR or AMI system. The AMS list will be published in stage 2. For new multi-level individual unit properties, all of the individual meters will adopt a wireless radio connection as part of the Sydney Water AMI & AMR system, and no pulse output will be available from these meters. Customers will be able to connect their water monitoring system (eg BMS) cable to the master/main meter in conjunction with Sydney Water. You should contact Sydney Water if you wish to do this Developments up to and including three floors can be fitted with AMR or AMI systems These developments can be fitted with an AMR or AMI metering system. AMR is a cost effective solution, however in some cases AMR may not provide sufficient radio signal strength to be read from outside the property. AMI is optional for these buildings and must be provided where AMR is unable to be read. You should talk to the AMS about this. Document current at December Version 3 21

22 Developments four floors and above must be fitted with AMI system The developer will be required to install an AMI metering system that will transmit (using mobile phone network) individual meter reading data to Sydney Water. The communication between the individual meters and the data logger is wireless although repeaters may be required to extend the wireless radio signals in some developments. Note: If the development contains multiple buildings which could adopt AMR and AMI based on the above conditions, then the AMI will prevail for all buildings. 5.2 Accredited metering suppliers and system Sydney Water will accredited a number of meter suppliers who will be able to supply, install and test the metering system into a building which has been built to allow for individual metering according to this guide. Once announced the names of these suppliers will be made available on our website and will be updated from time to time. Only products approved by Sydney Water can be supplied by the Accredited Metering Suppliers. The Accredited Metering Supplier will be required to work with the Developer to determine specific details for metering to suit the building development and will be asked to test the metering system to meet Sydney Water billing requirements. Accredited Meter Supplier will: arrange the supply and delivery of AMR & AMI water meters to the developers install AMI Data Logger and Repeaters test that accurate metering data can be transmitted from each meter to Sydney Water. Sydney Water will issue a Testing Certificate to the AMS once testing is successful. 5.3 Billing If a property has title registered under a strata plan Sydney Water will provide the following bills in Stage 2: Individual unit cold water usage to the unit s property owner water usage that is not individual unit usage (ie common usage including the centralised hot water usage, garden, pool etc ) to the Owners Corporation. This bill will be calculated from the master meter less the individual metered bills. If a property is not under a strata plan we will only bill total water use from the master meter. In these cases the owner can install private meters on units at their discretion and cost and proportion the bill themselves, as private meters will not be part of Sydney Water billing. Document current at December Version 3 22

23 Any AMI or AMR metering system not effectively tested will not be used for individual unit water usage billing by Sydney Water. In this instance, the total water usage bill from the master meter will go to the Owners Corporation. 5.4 Responsibility for plumbing and meters The maintenance of all the internal plumbing is the responsibility of the Owner/Owners Corporation. The Owner/Owners Corporation is responsible for the stop taps, couplings and meter spacer as shown below. Front View Sydney Water will only be responsible for the maintenance of the individual meters and metering equipment once transferred to Sydney Water. The Owners Corporation is responsible for the stop taps and couplings and all connections. Front View Document current at December Version 3 23

24 5.5 Summary of Stage 2 process steps Allowing for meter spacer: Step Who Action Step 1 Hydraulic designer / Architect Designs risers, common area space and pipework to meet Sydney Water MLIM Guide. Talk to an AMS early in process to consider metering system space and power requirements. Step 2 Developer applies for Section 73. Step 3 Sydney Water sends NOR with requirements for MLIM. Step 4 Developer signs Undertaking. Step 5 Sydney Water releases S73 (all other NOR requirements met). Step 6 Plumber/Hydraulic contractor installs pipework, master meter and individual meter spacers. If not strata subdivided - END of process. Step 7 Developer (If building to be strata subdivided later the Developer is to proceed to Step 8 of table below at the time of subdividing the property.) Metering: Step Who Action Hydraulic Designs risers, common area space and pipework to meet Sydney Water Step 1 designer / MLIM Guide. Architect Talk to an AMS early in process to consider metering system space and power requirements. Step 2 Developer applies for Section 73. Step 3 Sydney Water sends NOR with requirements for MLIM. Step 4 Developer signs Undertaking. Step 5 Sydney Water releases S73 (all other NOR requirements met). Step 6 Plumber/Hydraulic installs pipework, master meter and individual meter spacers. contractor Step 8 Plumber/Hydraulic gets quotes from AMS for meters and metering systems. contractor Step 9 AMS confirms with Sydney Water that building strata plan is in process of being Step 10 AMS Step 11 Plumber/Hydraulic contractor registered. coordinates supply and delivery of meters to developer s site (developer pays for meter supply). installs individual meters into each meter space. Step 12 AMS confirms meters installed to manufacturer instructions and does site survey for metering system set up. Step 13 AMS delivers metering system to developer s site (developer pays for metering system). Step 14 AMS installs the meter system and connects and tests system to Sydney Water billing system. Step 15 Sydney Water confirms that metering system is sending meter data and provides testing certificate to AMS. Step 16 AMS provides copy of Sydney Water testing certificate to developer (developer pays for testing). Step 17 Sydney Water receives strata property registration (may have been received earlier). Step 18 Sydney Water transfers meters and metering systems from Developer to Sydney Water only after both successful testing and strata registration has been received. Step 19 Sydney Water sends Transfer of Ownership advice to Developer. (Developer has completed the requirements of the Undertaking.) Step 20 Sydney Water bills individual unit owners for unit usage and bills the Owners Corporation for common usage. Step 21 Sydney Water will maintain meters and metering systems. Document current at December Version 3 24

25 5.5.3 Developer responsibility overview Sections 2.1 and 2.2 explain to developer s how individual metering is being introduced in two stages. The building developer will be responsible for the cost of setting up this metering arrangement with the AMS. This will include the cost of supplying individual meters, meter reading systems, installation and testing. The Notice of Requirements will require that the developer sign an Undertaking for multi-level individual metering. This Undertaking will show that the Developer has understood and will commit to providing plumbing and metering to the requirements in this guide. Sydney Water will issue the Section 73 Compliance Certificate when the developer signs this Undertaking. Developers will engage one of the accredited meter suppliers to deliver the metering system and will directly negotiate a price with the accredited meter supplier. Providing the individual plumbing and space has been allowed for, the metering systems will be wireless systems that can be installed towards the end of construction of the building. Sydney Water will not take over metering assets that are more than 2 years old. You should talk to Sydney Water about your plans for subdividing and the timing of installing individual meters. If you are not subdividing the property within 2 years you are still required to install the plumbing and meter spacer. You must install the meters when you are ready to subdivide the property. The developer and accredited meter supplier will make arrangements for the supply and delivery of the meters. The developer will be responsible to install the meters. The developer s plumber should also conduct a tap test to confirm that the meter is connected to the correct unit and labelled correctly (see section 4.1.7). Once the meters have been installed the accredited metering supplier will install the meter reading system infrastructure and conduct testing. Sydney Water will issue a Testing Certificate to the AMS. Developers should always ask their AMS for a copy of the Sydney Water Testing Certificate for the metering system. Sydney Water will take over the metering assets once Sydney Water has issued a Testing Certificate to the AMS and the strata plan has been registered. Sydney Water will issue a transfer of ownership notice to the Developer for all of the metering system assets. Document current at December Version 3 25

26 6 Layout Drawings 6.1 Residential Not Strata Subdivided Individual plumbing and meter spacer required for each dwelling This diagram is an example only and layout will vary from site to site. Document current at December Version 3 26

27 6.2 Commercial Serviced Apartments Not Strata Subdivided Individual plumbing and meter spacer required for each dwelling This diagram is an example only and layout will vary from site to site. Document current at December Version 3 27

28 6.3 Residential Strata Subdivided Individual plumbing and meter required for each strata dwelling or strata lot. This diagram is an example only and layout will vary from site to site. Document current at December Version 3 28

29 6.4 Commercial (excluding Serviced Apartments) Not Strata Subdivided Commercial includes Office, Retail, Hotel, Boarding Houses, Other, excludes serviced apartments. Optional minimum one meter spacer required per floor. This diagram is an example only and layout will vary from site to site. Document current at December Version 3 29

30 6.5 Commercial Stratum Subdivided Commercial includes Office, Retail, Hotel, Boarding Houses, Other. Meter required one per floor. This diagram is an example only and layout will vary from site to site. Document current at December Version 3 30

31 6.6 Mixed (Residential & Commercial) Not Strata Subdivided Mixed Residential & Commercial includes Residential, Office, Retail, Hotel, Other. Individual meter spacer required for each residential dwelling and minimum one per floor for commercial. This diagram is an example only and layout will vary from site to site. Document current at December Version 3 31

32 6.7 Mixed (Residential & Commercial) Residential Strata & Commercial Stratum Subdivided Mixed Residential & Commercial includes Residential, Office, Retail, Hotel, Other. Individual meter required for each residential dwelling and minimum one water meter per floor for commercial. This diagram is an example only and layout will vary from site to site. Document current at December Version 3 32

33 6.8 Mixed (Residential & Commercial) Residential & Commercial Strata, Commercial Stratum Subdivided Mixed Residential & Commercial includes Residential, Office, Retail, Hotel, Other. Individual meter required for each residential dwelling and commercial strata lot. And minimum one water meter per floor for commercial stratum. This diagram is an example only and layout will vary from site to site. Document current at December Version 3 33

34 7 Contact us If you would like more information or call Robert Crissani on (02) or Anthony McMillan on (02) Document current at December Version 3 34

35 8 Definitions Term AMI AMR Backflow Dual check valve Individual meter Master meter Meter spacer MLIM Multi-level building Notice of Requirements (NOR) Number of floors Section 73 Compliance Certificate (or S73 Certificate) Strata Lot (Strata) Strata Plan (SP) Stratum lots Definition Advanced Metering Infrastructure. A fixed network wireless meter reading system that transmits meter reading direct to Sydney Water. Automated Meter Reading. Remote meter reading system using walk-by wireless handheld. This is when water is sucked backward through the water supply instead of forward. There is a risk of contamination when this happens. Is a device fitted within the meter that stops un-treated water being sucked back into the water supply. Water meter to measure individual cold unit water consumption. Water meter to measure the total water consumption of the building. A temporary fitting that can be used until a meter is installed. It ensures that the exact space for a meter is allowed for. The meter spacer must meet the lengths required by AS3565. It must have ball joint ends. It must be made of material and to a standard that meets all other relevant plumbing codes and Australian standards. Multi-level individual metering This is a building with more than a ground floor that is not a house, townhouse or terrace. Notice of Requirements is a notice issued to a developer by Sydney Water specifying what is required to obtain a Section 73 Compliance Certificate. Ground floor is counted as a floor A certificate issued under Section 73 of the Sydney Water Act A Consent Authority (usually local council) may require you to obtain a Section 73 Certificate as a condition of your Development Consent. This is a lot that the Land and Property Information register in a strata plan under the Strata Schemes (Freehold Development) Act A strata plan must have internal lots and external lots. Generally, internal lots are occupied lots and external lots are common areas. An internal lot may be a townhouse, villa, apartment or unit. The division of land contained in conventional title/s into strata lots and common property or strata lots only These are layered lots in a strata plan. Document current at December Version 3 35

36 Term Vertical subdivision Definition A multi-level building that is or can be subdivided into lots as defined in the land and property information register. Document current at December Version 3 36

37 9 References Document type Title Legislation Sydney Water Act Standards & Codes Plumbing Code of Australia AS/NZ S3500 Plumbing and Drainage Policies Other documents Water meter policy Water meter installation guide Water meter care guide Customer connections guide Document current at December Version 3 37