Software Platform

Most wireless leak detection systems require some included software to control, access, and communicate data related to the system. When specifying a leak detection system, there are several attributes to look for in that software, including the following:

• Configurability The software should be highly configurable to allow building engineers and other key personnel to access the system remotely from any internet-enabled device, using any browser. Intuitive graphic design should make it easy to set up and configure devices quickly.
• Customization The software should readily enable system monitoring and device management, but most importantly for customization of various settings for each device, such as a pre-alarm delay period, or number of sensors that must alarm before closing a valve. Notification groups should be able to be created to receive alerts and alarms with the ability to make changes to accommodate vacation schedules, new hires, role changes, etc.
• Security In order to control who can access the system, the software should not be based on an app that can be downloaded to a device but, rather, through a program that is accessible from a desktop, laptop, tablet, or cell phone. That way, only authorized people can be given access to the program.
• Monitoring Information The software should make it very easy for all of the users to interface with this information. A central dashboard should provide at-a-glance information about all installed devices in a building or a portfolio of buildings. Robust analytics and reporting should be available to generate custom reports for specific needs of the building owners and operators. For record-keeping and management purposes, the information generated in those reports should include alerts and alarms that occurred within the last 30 day, plus an audit trail of every incident since the system was first installed.

In general, the system software needs to be looked at and assessed with the same scrutiny as the hardware used for the system.

Photo courtesy of WATTS Water Technologies

The ability of the software to provide the needed information about leak detection in a building is critical to the successful and safe operation of the system.

Data Reporting

For each type of notification generated by the system, data is recorded and can be made immediately available. In particular, the precise time and location of a leak is reported, so the first person on the scene knows exactly where to go to turn off the alarm, resolve the issue, and reset the sensor. The system then keeps the data of when the leak happened, who received notifications, and how long it took someone to get there. Knowing this response time and sequence of events is an important feature for many businesses. Ultimately, all this data from leak events, alarms, and alerts can be stored, formatted, and used for reporting purposes. Overall, this helps create an information resource to contribute to better building management and to track the return on investment of the system.

Cybersecurity

Any electronic system that communicates with other devices or is connected to the internet is vulnerable to potential tampering or malicious activity. This potential threat is a big issue for everyone. Fortunately, a wireless leak detection system can address this concern in several ways.

The first thing to consider is that a wireless leak detection system should be on an isolated, stand-alone RF network, not on a Wi-Fi system as many residential systems might be. Next, none of the endpoint devices (sensors, valves, etc.) should communicate to anything other than its closest hub - they should NOT be communicating out anywhere else. The hubs then communicate only to the base station, which is the SINGLE point that goes out to the Internet for notifications. That one connection should be a wired (Ethernet) connection for better security. If Ethernet is not acceptable for a customer, cell communication is a great alternative because the cell system is separate from other local networks.

The overall system should be able to pass a security audit, ideally the strict audit requirements of a cyber-aware organization such as FM Global. That means the system should utilize the latest encryption and security features. Finally, as an added level of security, remote access can be disabled so no outside access is possible when security concerns arise.

System Resilience

Many building owners are increasingly concerned about the ability of all of the systems in their facilities to be able to withstand disruptions caused by severe weather, seismic events, or man-made threats. That includes the ability for critical systems to remain operational during such events to protect both people and property and help the building to quickly return to full functionality. Although water leak detection is not a life safety system like a fire alarm, there is still a need for a reliable back-up means to keep the communication and power going during interruptions. This might be even more important depending on the cause for the interruption.

Based on the above, incorporating a backup approach to a wireless leak detection system can be quite important in many situations. Accomplishing that requires attention to several key components. First, plug-powered devices need an internal battery back-up for redundancy, so the system continues to operate during a power outage. The internal battery back-up life expectancy should be at least four hours. Second, battery-operated devices should have a battery life expectancy of at least three years to allow for continued operation during outages. It is also important that “low battery” alerts are not only provided but followed up on by personnel to keep all batteries up to date. Third, it can be critical for the communication system to also have a back-up means to communicate - for example, an Ethernet failover to cell phone service. Finally, consider whether any of the components, particularly the base station, require a UPS (uninterruptible power supply) for the ultimate in outage protection. If such a UPS is already provided in the building for other reasons, it would be worthwhile to consider connecting the water leak detection system to it.

Photo courtesy of WATTS Water Technologies

The ability to provide a battery back-up to powered components, or a long-lasting battery in other components, can mean the difference between a truly resilient, reliable system and one that loses its ability to function when it may be needed most.

Cost Effectiveness

By now, it should be clear that building owners can save considerable money on damage and lost tenant income by detecting water leaks early enough to prevent damage. When looked at in this light, a wireless leak detection system that is always on, always sensing, and always ready to send real-time notifications can quickly provide for a positive return on investment (ROI) on the cost of the system.

An effective water leak detection and management response can also mean that insurance company damage losses will be reduced dramatically, ensuring loss ratios will be low and in line with stated risk management objectives. Minimizing water damage claims not only saves money for both carriers and for the insured, but it also critically allows continuation of insurance coverage at normal property rates versus increased rates that reflect losses from water damage.

To better illustrate the cost-effectiveness of leak detection systems, consider that, as previously noted, the average cost of a leak is $25,000 per floor. A wireless leak detection system can cost about $2,000 per floor, plus an additional $480 per year for software service. Hence, in a typical 10-story building, the installation cost is $2,000 per floor times 10 floors, which equals $20,000. Hence, the first-year cost is $20,480. If there is just one leak on just on one floor within the first year, the system will save the building owner $25,000, which more than pays for the system.

To further illustrate the cost implications of having a leak detection system compared to not having one, consider this real-life situation in a building in San Francisco. Three weeks after the installation of a wireless leak detection system in a 38-story office building, the building engineer reported that he received an alert at 5:30 p.m. on a Friday evening. The alert indicated that a toilet was overflowing in a 17th floor restroom which was not equipped with a floor drain. A member of the building maintenance staff was called in to quickly assess and correct the situation. The engineer believes if this action had not been taken, then the water would have migrated down the 17 floors all the way to the lobby before anyone discovered the overflow since the weekend had already started and the building was mostly unoccupied. By preventing just this one disaster, the system paid for itself many times over.

CONCLUSION

The problem and issues associated with water leaks in buildings are quite real and quite costly. A number of different types of water leak detection systems have been used over the years which provides insights into which types work best in different building types and situations. For commercial buildings, the most up-to-date, reliable, and cost-effective solution has been presented here as a wireless water leak detection system. Design professionals that incorporate such systems into new or existing commercial buildings can help overcome the problems of harm to people and damage to property while saving the building owners and managers considerable losses. At the same time, the well-being and safety of building occupants is improved.

WATER LEAK DETECTION CASE STUDY

Photo courtesy of Shorenstein

Client: Shorenstein Properties, with a portfolio of over 80 commercial buildings
Location: Spans 13 states across America.
Building Types: Class A office and mixed-use, commercial buildings

The Properties: Shorenstein invests in office and mixed-use properties located in dynamic markets across the United States. Many of the properties, through detailed planning and care, have been able to maintain their historical and/or cultural significance over multiple generations. A representation of those properties in the Shorenstein portfolio includes buildings like 50 California Street in San Francisco, 1700 Market Philadelphia, 901 Battery in San Francisco, and One North State Street in Chicago.

The Management Strategy: The Shorenstein operational strategy focuses on protecting their buildings via the highest level of technology available on the market, such as an FM Approved wireless water leak detection system. Overseeing this strategy to assure the well-being of every building is the responsibility of Kevin Kirk, Shorenstein’s vice president and director of engineering services. Kirk started his career changing light bulbs and is now responsible for engineering and sustainability for over 23 million square feet of commercial building assets. He has seen a lot over the course of his career.

Kirk explained, “Some acquired properties require cosmetic and functional innovations that create distinctive, high-quality, and sought-after tenant experiences. That includes flexible layouts, collaborative workspaces, fitness centers, sustainability, and technology, which are hallmarks of Shorenstein properties.” Kirk further explains the need to integrate the right technology into these buildings. “Because of melding older properties with new technology, it is not always easy for us to find the right mix of talent. We clearly need high levels of technical and computer skills to be on the cutting edge and remain competitive. But we also need the skills of well-trained craftsmen and engineers who can fix issues with old equipment.”

The Problem: While Shorenstein, like every other commercial real estate organization, has lived with water leak damage over the years, it was not until 2016 that water damage events began to escalate in terms of frequency, cost, and tenant disruption. First, a water heater tank on top of a 24-floor building ruptured on Friday evening. All 24 floors suffered damage as water migrated down to the lobby over the weekend. Second, late at night, 18 floors of another building had water leak damage, including flooded elevator shafts, which are not only extremely expensive to fix but creates a huge inconvenience for tenants. Then, several other water damage events took place between 2016-2018.

The Solution: Shorenstein has a small group that evaluates technology options on behalf of the properties. The group recommends new technology, but it is up to the property itself to decide whether to follow those recommendations. However, in Shorenstein buildings, it is now a mandatory requirement for all new tenant buildings to install water leak detection sensors, something that is detailed in the construction standards document that is incorporated into their leases. “It’s worth noting,” said Kirk, “that while it’s the tenants’ responsibility to ensure sensors are installed, our team works closely with both tenants and property management to plan out an installation strategy, so all vulnerable areas are protected.”

Kirk continues, “The wireless water leak systems installed in our buildings is the future, is a competitive USP (unique selling point) for Shorenstein and helps define us as a leader in the category. The technology will instantly alert me if there is a water leak and precisely where that leak can be found. But I still need the trained maintenance personnel to fix that leak and safely get the flow back online.”

Kirk related that one of many important ‘saves’ was the result of properly placed sensors with sensor cables close to a janitor’s closet floor drain. The drain backed up and began flooding the room. Fortunately, the sensors detected the problem and alerted engineers who fixed it before the water could spill down into an electrical room below it, averting a major disaster.

The Ongoing Operation: Besides the leak detection system providing them with instant protection against water leaks, the manufacturer’s team works closely with Shorenstein engineers to adjust or expand the protection network according to each building’s specific needs. The relationship also provides access to software linked into each building’s dedicated portal allowing Shorenstein to track the location and frequency of leaks over time and evaluate the integrity of fittings and/or if each sensor is in exactly the right place. Because it is wireless, adjustments can be made effortlessly to adapt to the learning. Then, all leak tracking reports and analytics are shared with both internal risk management and insurance carriers in order to demonstrate the proactive and highly effective measures Shorenstein has taken to mitigate water damage across its portfolio. In addition, while they cannot prevent water leaks from taking place at midnight on Friday nights, the sensors will ensure that the extent of water damage losses is minimized, no matter when they take place.

The Simple Justification: For Shorenstein, the decision to work in partnership with a manufacturer and install wireless leak detection sensors was not difficult. The older buildings in their portfolio sometimes have plumbing lines and fittings that are no longer in use, and the risk of any of those failing can be high. The capital expense of installing a water leak detection system with electronic sensors is very reasonable, so long-term budget planning is not required. The system is wireless and scalable, and installation and expansion of the system is easy and fast. Also, while there is no direct relationship between insurance premium discounts and insurance rates in general, the FM approved system is thought to keep premiums at a reasonable rate. Overall, given the low cost of the system and the high cost of potential water damages, it is easy to justify financially.

Peter J. Arsenault, FAIA, NCARB, LEED AP is a nationally known architect and a prolific author advancing positive acoustical experiences through better building design. www.pjaarch.com, www.linkedin.com/in/pjaarch