Leak prevention System Specification

1. Introduction

This design note has been produced to detail the leak detection & shut off system required to comply with the insurance requirements and best practice guidance given in “Managing Escape of Water Risk on Construction Sites” published by the construction Insurance Risk Engineers Group (CIREG), and the "Joint Code of Practice on the Prevention and Management of Escape of Water on Construction Sites and Buildings Undergoing Renovation" published by the Fire Protection Association.Early and thorough risk assessments are crucial to identify and address potential water damage risks during both construction and future occupancy.  While there is often a focus on losses occurring in high-rise buildings, the frequency of Escape of Water losses in mid-rise (more than 4 storeys) and low-rise projects is also significant. Water damage losses related to failure of water systems can be significant in such projects, especially residential and hotel buildings, which have a greater proportion of water-related systems and equipment. Damage from burst pipes can have a disproportionate impact, due to large volumes of water flowing vertically down from upper floors and laterally across floor plates, causing extensive damage to fixtures, fittings, and finishes, resulting in delays and extended contract periods, especially if the leak is not detected and responded to early.An effective system consists of strategically placed Water Management Devices, including Active Automatic Flow Monitoring and Shutoff (AAFMS) devices and Passive Leak Detection, to autonomously monitor and respond to water system abnormalities. The system should be compatible with various plumbing systems, offer remote monitoring and control, and provide instant alarm notifications.

Active Automatic Flow Monitoring and Shutoff (AAFMS) devices:

• ‍Real-time Flow Monitoring: These devices continuously monitor the water flow within the plumbing system, analysing flow rates and patterns to identify any deviations from normal usage.
• Automatic Shutoff: Upon detecting a leak or abnormal flow, the AAFMS device instantly and automatically shuts off the water supply, preventing further water damage.
• Instant Alarm Notifications: In the event of a leak or abnormality, the system sends immediate alerts via SMS or email, ensuring a swift response to mitigate damage.
• Remote Monitoring & Control: These devices can be accessed and controlled remotely via a user-friendly interface, allowing for real-time system monitoring and intervention from anywhere.
• Seamless Integration: AAFMS devices are designed to be compatible with a wide range of plumbing systems and can often be integrated with existing Building Management Systems (BMS). The system is typically easy to configure and comes with clear instructions for setup and operation.

Passive Leak Detection:

• Water Sensing Technology: These devices, including detection strips, cables, tapes, and leak sensors, to detect the presence of water or other liquids.
• Strategic Placement: These devices are strategically placed in high-risk areas such as under sinks, near appliances, or in basements to provide targeted leak detection.
• Localised Alerts: When water is detected, these devices trigger local audible and visual alarms to indicate the presence of a leak.
• Remote Alerts: Integrated with AAFMS devices or other communication systems to send remote alerts to the Water Emergency Response Team to enable prompt response.
• Automatic Shutoff: Must be addressable and integrated with AAFMS devices to isolate the relevant water system locally.
• Post-Handover Monitoring: Passive leak detection remains active even after project completion, aiding in the quick identification and repair of any future leaks or plumbing issues.

These devices should be integrated into a comprehensive Water Systems Management Plan (WSMP) that clearly defines responsibilities and procedures for preventing and mitigating water damage.  A Water Emergency Response Plan (WERP) should also be in place to guide actions in case of a leak.This information will assist in specifying appropriate water management devices and ensuring compliance with insurance requirements and best practices.
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2. Proposed System Locations

It is a requirement that 24/7-operating AAFMS devices will be installed to:

• Any temporary cold water supply, downstream of any temporary water storage tank, and remain in place and operational until the temporary system has been drained down and removed from the project.
• All permanent mains cold water supplies (MCWS).
• Immediately downstream of any water storage tank which has a capacity of 1,000 litres or greater, or any boosted cold water system (BCWS), including those located on any intermediary plant rooms providing a gravity feed.
• <BCWS branches to each floor>
• <Incoming supplies to each apartment>

It is a requirement that 24/7-operating Passive Leak Detection to be installed in higher risk areas, including:

• The base of mechanical risers (and any vertically fire-stopped points within)
• <Water tank rooms>
• <Bunds>
• <Plant rooms>
• <Utility rooms>
• <Server rooms>
• <Around AC units>
• <Cable drip trays>
• <Utility cupboards>
• <Beneath kitchen units>
• <Beneath bathroom units>
• <High- and low-level sensors for water storage tanks>

3. Proposed System Requirements

The contractor shall install an internet-enabled leak detection system comprising AAFMS devices that alert multiple users via SMS and/or email upon leak detection.
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Main Features:

• Managed via smartphone, tablet, or computer app
• Shared access for multiple stakeholders
• SMS and/or email alerts
• Remote water shutoff capability

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‍AAFMS Device Requirements:

• Monitor water system flow rates by volume and time
• Incorporate automatic and manually operated shutoff valve control
• Automatically shut off supply on abnormal flow detection
• Provide on-site audible and visual alerts for abnormal flow
• Send remote alerts to the Water Emergency Response Team
• Allow authorised personnel to remotely shut off water, and initiate emergency response
• Automatically isolate water supplies outside normal working hours
• Allow for programming of extended site shutdowns, such as holiday periods.
• Allow for a nominal water flow allowance (not exceeding 200 liters) outside working hours if needed for specific purposes (e.g., sanitary facilities)
• Be mains-powered with battery backup, automatically isolating water supply on power/backup failure
• Comply with relevant industry standards and regulations
• Have a tamper-proof design

Programmable Parameter Settings:

• Data analytics to track water consumption and detect abnormal usage patterns
• Allow customisation based on project phase and water usage
• Include settings for:
• Maximum flow rate (litres per minute)
• Maximum continuous flow duration (minutes)
• Maximum volume per 4-hour period (litres)
• Time-based schedules for varying flow/volume limits
• Parameter settings must be:
• Configured on installation, reviewed and adjusted monthly
• Set to effectively mitigate water damage while minimising unnecessary shut-offs
• Documented in commissioning and operational documentation

Passive Leak Detection:

• Provide on-site audible and visual alerts for leaks
• Send remote alerts to the Water Emergency Response Team
• Be linked to an AAFMS device for automatic isolation

Other Considerations:

• For remote connectivity, the system shall include a self-contained cellular network unless on-site wireless connectivity is accessible
• Flow monitoring for all other water-bearing systems (including underfloor heating, auto-refill systems, etc.) should transmit alarms remotely to the Water Emergency Response Team
• AAFMS devices and flow monitoring should be incorporated into the Building Management System (BMS) as soon as the systems monitored are charged
• The sprinkler system design must include alarm devices to include electrically operated flow switches, and initiate an alarm signal which is both monitored on-site and sends a remote signal to the Water Emergency Response Team
• If BCWS is used for fire suppression, include a sprinkler override facility within the AAFMS device

Commissioning, Certificates, and Training:

• Provision of system should be discussed and agreed with both the construction insurer and the insurer of the finished building (if known)
• System commissioned by specialist contractor, with commissioning certificates and Standard Operating Procedures provided
• Initial training and regular retraining as recommended by the supplier/manufacturer
• Documentation of incidents, reports, and system modifications

4. Proposed System Provider

The system shall be provided and commissioned by:
‍Quensus Intelligent Water Management

Email: sales@quensus.com
Tel: +44 (0)115 906 1297
Address: Quensus, Nottingham, NG8 6PE, UK

Or equal and approved.