Our final article in this informative series looks to explain the installation and management of Leak Detection software. Prior to this piece we have covered the benefits of Flow Management Devices and initially the positive impact on insurance for your project.
Installation of a leak prevention system
When considering where to specify a leak prevention system, it's crucial to ensure you understand how the leak detection system should be installed and managed. Ideally, you should plan to install the system in strategic positions in your building, tailored to suit your risk level and budget.
A leak prevention system has up to 5 parts:
- Control panel
- Shut-off valve
- Flow monitoring sensor (or water meter)
- (Optional) water contact sensor(s)
- Remote access software (smartphone app)
Installation involves three stages:
- Plumbing of the flow sensor and valve – making sure to pay attention to pipe diameter and minimum pipe lengths needed for accurate flow readings.
- Electrics – normally just the installation of a standard power socket, or 110V site supply.
- Commissioning - a specialist contractor should configure and test the system appropriately including setting alert thresholds and testing the valve operation. Commissioning Certificates and Standard Operating Procedures are to be supplied and handover training provided. If the installed system includes a self-contained network, this should also be set-up beforehand so alerts and remote access can be demonstrated in-situ.
What level of protection should I get?
Of course, there will be times when the budget may not allow having every area of the building protected, so you should discuss with your insurer the acceptable risk profile of the building. There are unlimited number of options, but we have simplified leak prevention into the following categories:
Minimum Spec (BREEAM WAT03)
The absolute minimum you should be looking for is Automatic Flow Monitoring on the Mains Cold Water System for the whole building. This is covered in the BREEAM WAT03 standard.
Bronze ★
Automatic Flow Monitoring with Smart Shutoff Valves on the boosted cold water supply to the whole building.
Silver ★★★
Automatic Flow Monitoring with Smart Shutoff Valves on the boosted supply to each floor (or each riser if plumbing is vertically fed). Ideal during construction because each floor can be isolated individually.
Gold ★★★★★
Automatic Flow Monitoring with Smart Shutoff Valves on the boosted supply to each unit/apartment. The most effective solution post-handover over the lifetime of the building.
Platinum ★★★★★★
A combination of bronze, silver and gold will provide the most effective leak prevention system available.
Plus + ✬
For better protection in all cases, add leak cable or splash sensors at the bottom of each riser and/or in utility cupboards, under sinks, baths, shower trays etc.
Specifying new buildings for Sustainability Benefits
In the UK, BREEAM is usually specified when a new building is considering sustainability. Since its creation, BREEAM has rewarded projects that strive to reduce a building’s carbon emissions and ensures environmental credentials through an accessible measure of environmental impacts. It has several credits which apply to water, more information can be found at: https://quensus.com/solutions/breeam/
The most relevant credit is BREEAM WAT 03 (Water Leak Detection) which gives 1 credit for installing a system which can detect a major water leak on the mains water supply within the building.
Even though it is far better than doing nothing, it has limited potential for actual water savings because in the vast number of cases where specified, the large supply pipe means a large meter must be fitted. This means the data has less resolution and graphs may only show 1 event when many more have happened during the time period. Having the ability to separate discrete events results in much better leak detection. Also, a large pipe size usually equates to a larger monitored area. If an area is too large, then finding the exact location of where the water is being used is almost impossible.
To provide the best solution for water sustainability and water efficiency, submetering is needed. This is where the building is split up into zones to be isolated and investigated on an individual level. It also means that the meters are smaller, giving much better resolution and feedback to what is happening in those areas. Very similar to the silver and gold levels of protection above, you can choose these individual zones to be on a floor-by-floor or unit-by-unit basis. Make sure to speak with a water survey specialist (such as Quensus) to discuss your individual needs.
Conclusion
A leak prevention system incorporates flow management devices (also known as Flow Monitoring with Smart Shut-off Valves) installed in strategic locations in a building and is an essential investment for developers and contractors. Not only can it help reduce insurance deductibles and premiums, but it can also save money, energy and reduce carbon emissions. Understanding the installation process and ensuring you work with qualified suppliers and contractors is crucial for optimal results.
You should plan this installation as early as possible, ideally during specification, tailored to suit your risk level and budget. When making a purchasing decision, ensure that you understand where the leak detection system should be installed and how it should be managed, or have a specialist supplier provide specifications and training. Discuss the specific requirements with your insurer if you are unsure.
If you are looking for an easy route to copy and paste a specification into your design, then visit this webpage for a comprehensive document you can use.
Contact Quensus to learn more about how our leak prevention systems can benefit your construction project today via email: info@quensus.com
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