Backflow Maintenance for Strata and Multi-Family Buildings

Steve Tamkee
Sep 9
3 min read

Let’s face it, backflow prevention might not be the flashiest line item on your building maintenance checklist, but it’s one of the most important. cThis is an annual requirement and, with local municipalities cracking down on compliance, it’s not just about water safety anymore. Now, it’s about liability, too.

But don’t worry. As a certified backflow technician, I’ve got you covered. Whether it’s ensuring your annual inspection is done on time and up to spec, or as someone to call if you think there’s a problem. But, until then, here’s what every building manager, strata council, or facilities coordinator needs to know.

What Is Backflow, and Why Does It Matter?

The thing about backflow is that it’s exactly what it sounds like. It means water is flowing backward in your system. Now you might think this isn’t a big deal because it’s all water and it all comes from the same place. But you’d be wrong. Because water travelling through a pipe system is moving towards a specific purpose, such as a dishwasher in a restaurant, having that dirty water backflow into the pipes can pull contaminants, including chemicals or wastewater, into your clean water supply. Which we don’t want.

In multi-unit buildings, the risk increases due to the complexity of plumbing systems, irrigation lines, boiler feeds, and commercial-grade equipment. That’s why municipalities across Metro Vancouver—including Vancouver, Burnaby, Richmond, Coquitlam, and Surrey—require annual backflow testing for specific buildings and systems.

Who’s Responsible for Backflow Maintenance?

When it comes to strata or condo buildings, responsibility typically falls on the property manager or strata council to ensure devices are tested and kept up to date. A BCWWA-certified backflow tester must complete the work, and results must be submitted to BSI (Backflow Solutions Inc.) and the local water authority (like the City of Vancouver or Metro Vancouver Water Services). Usually, the local water authority will issue a letter reminding the strata council or property managers about their upcoming testing requirements. This makes it easy to stay on track.

How Often Does Testing Need to Happen?

In BC, municipalities require annual testing, especially for buildings with:

Fire sprinkler systems
Irrigation systems
Commercial kitchens
Boilers and cooling towers
Cross-connections with non-potable water sources

The best way to know is by checking with your city’s backflow bylaws to confirm specific requirements. Some areas may require more frequent checks depending on risk level.

What Happens During a Backflow Test?

Backflow testing isn’t scary. Here’s what a certified technician typically does:

Locate and assess each on-site backflow prevention device.
Shut off water to isolate the device (you’ll get advance notice).
Run pressure and valve tests to ensure everything’s working properly.
Record findings and submit test results to the appropriate city or authority.
Make recommendations or repairs if the device fails.

The reality is that, unless there is an issue, most inspections typically take 30–60 minutes per device. And in the event we do find an issue, like a cracked valve or faulty connection, we work with you to minimize disruption to residents.

Maintenance Tips for Strata Councils and Managers

Keep a log of past inspections: You’ll need these for compliance and future scheduling.
Coordinate early in the year, as spring is a busy time. Book your testing in advance to avoid last-minute stress.
Know your devices: Your building may have multiple backflow preventers in different locations.
Choose a certified technician: Municipalities won’t accept tests from unqualified providers.

Common Mistakes That Cost Time and Money

When it comes to managing your backflow testing, skipping out on annual requirements doesn’t

just put your property at risk.

Letting tests lapse and missing deadlines
Failing to submit results to the city
Assuming plumbing contractors handle backflow automatically
Ignoring maintenance until a device fails and is leaking (emergency repairs cost more)

How to keep on track with your backflow certification tests

Backflow prevention is more than just a box to check. It’s about protecting the health of your residents and staying compliant with local laws. As a certified tester serving the Lower Mainland and surrounding areas, SMT Backflow is here to help you stay ahead of the curve with reliable, timely service.