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PLUMBING ENGINEER ARTICLE: THE CASE FOR INSTALLING SMART LEAK AND FLOOD
DETECTION IN MULTIUNIT BUILDINGS-JULY, 2023

By suzyabbottIn ArticlesPosted August 4, 2023

Owners and managers of large properties as well as commercial buildings already
know it’s smart to monitor their buildings’ water consumption to detect problems
like “running” toilets and over occupancy.

Water submetering is so effective at detecting water wasting leaks and
encouraging tenant conservation, drought-plagued California now mandates these
systems in all new multifamily construction.

But there is another critically important water-related issue that building
owners need to address: plumbing related flooding. Burst pipes, broken water
lines, overflowing sinks and tubs, and other causes of flooding can jeopardize
tenant safety and can result in astronomically high cleanup and repair costs.

This article explains the benefits of using a comprehensive “smart plumbing”
submetering approach that conserves water and prevents flooding in multi-tenant
buildings.

The Challenge

In apartments, condominiums and other multifamily buildings, water represents
the No. 1 controllable utility cost. Bathroom and kitchen fixtures are the
biggest sources of water consumption in multifamily buildings (see Figure 1).
Finding and fixing leaks at these properties is critically important for water
conservation since even a few leaks in an apartment causes significant amounts
of wasted water.

For example, one unit in a typical 100-unit building consumes about 100 gallons
of water per day. Even a medium-size leak means the unit’s daily water
consumption goes up to about 1,000 gallons. Therefore, if only 10 units in the
building have a moderate leak, 10,000 gallons of water will be wasted every day.

Wireless Water Submetering

Wireless water submetering systems use smart water meters to monitor water 
consumption at precise locations all through a multi-tenant building. However,
not all water meters are alike.

In a conventional water-metering scenario, a multi-unit property will have a
master water meter provided by the utility collecting water usage data for the
entire building.

These point-of-entry meters consist of one water meter at the street and another
at the building. As pulse-output meters, they count pulses per gallon. For
instance, a master meter will count one pulse per gallon for cold (only) or one
pulse per 10 gallons for hot and cold water.

In comparison, today’s most advanced, networked wireless water meters are
designed to detect and report water leaks at a single apartment down to
individual point-of-use locations, such as toilets, faucets and showerheads,
throughout the property.

With access to precise water consumption data, problems with toilets, which 
represent almost half of the water wasted in a multifamily building, can be
detected and repaired. Battery-operated smart water meters monitor water usage
at granular levels to detect “events” (e.g., toilet flushes) at specific
locations.

The networked meters communicate over a cloud-based system and deliver daily
“leak reports” viewable on an online dashboard. Property management companies
can access the data to find broken toilet flappers or cracked fill valves, for
instance, and have maintenance repair leaks before a significant amount of water
is wasted. They can also give third-party billing companies or the tenants
themselves access to individual consumption data to encourage water savings in
order to lower their water utility bills.

Plumbing-Related Flooding

Because of the negative cost implications of flood damage in multi-unit
buildings, a growing number of real estate insurance companies require property
owners to install flood detection equipment as a condition of coverage. The need
for flood prevention has also caused a growing number of insurance companies to
offer rebates or discounts to properties that install internet-enabled flood
detection
systems.



When flooding occurs, the ensuing water damage, apart from being a water
conservation issue, can lead to disastrous restoration costs. Moreover, the 
inconvenience of cleanup and repair can shut down operations and negatively
affect the occupants’ health. Flooding also poses risks to tenants, customers,
employees, students and patients in the form of slip-and-fall hazards, bad air
quality and mold development.

Typical sources of plumbing-related flooding include the following:
• Hot water heaters;
• Sinks, toilets, bathtubs;
• Washing machines;
• Hose-fed appliances (e.g., water coolers, ice machines, dental/medical
equipment);
• HVAC overflow pans;
• Aging or frozen pipes and valves.

Internet-Based Flood Detection

Flood sensors that communicate over a LoRaWAN network are an effective solution
for quickly detecting flooding. In addition to dual-probe floor sensors,
on-the-floor rope sensors are designed to detect water along the full length of
the 10-foot rope, which can be extended to monitor up to 3,000 mm of surface
area.

When water  touches the rope, the sensor transmits an alert over the open
protocol communications network. The rope sensor is perfect for large areas that
might not be level and/or where water might pool on one side. It can be placed
all the way around sinks, washing machines, and so forth, or directly on a water
or riser pipe.

The LoRaWAN floor sensors can be hardwired to LoRaWAN smart valves. The smart
valve can be attached on point-of-entry or dual point-of-entry pipes on hot
water heaters, washing machines, risers, irrigation and chillers. The smart
valve can “talk” with multiple sensors installed throughout a building,
continuously receiving “water detected” information. (And because it is
battery-operated, it continues operation even if the building’s power goes out.)

Once a sensor detects water, a signal is sent over a LoRaWAN gateway via a cell
phone app (Android or IOS). Depending on the situation, the user can program a
“cadence” of different responses. The user, for example, can program an
open/close function in the smart valve to shut off immediately upon receiving a
flood alert. Or an offsite manager can shut off the water remotely or contact
onsite personnel to investigate the cause of flooding (see Figure 2).

In multistory and high-rise buildings, the effects of plumbing-related flooding
can be especially severe. The deluge of water coming through the ceiling can
damage items in the units below, destroying furniture, artwork, electronic
equipment and other expensive items, not to mention the structure itself.

An effective flood-prevention application for multistory buildings is to place
smart valves on risers between the upper floors to “listen” to multiple floor
sensors placed in the units above. So, for instance, if a water hose detaches
from a washing machine in an upstairs unit, the floor sensors placed around the
washer will wirelessly trigger the smart valve to shut off the water to all
units below the riser. In other words, one smart valve placed on a riser can
react to many different sensors, in many locations.

A smart approach to plumbing in multiunit buildings includes a networked,
wireless water submetering system to pinpoint leaky fixtures, running toilets,
and other issues that can significantly impact water consumption and drive up
water utility bills. The approach is even smarter when combined with
flood-detection devices that enable remote water shut-off to prevent flood
damage –– before a disaster occurs.


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Contact Us
About Us
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Download Library
Why H2O Degree?
Submetering Application Overview
Success Stories
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Submetering Tools for Engineers
California SB7 Submetering Compliance Solutions
H2O Degree Products
Water Meter & Leak Detector System for Residential Buildings
L54120+ Battery Powered LoRaWAN Enabled Water Meter
M54120 Battery Powered Water Meter
M54122 Line Powered Water Meter
WM Series Water Meters
WM-1000C Cold Water Meter
WM-1100 Hot or Cold Water Meter
WM-1200 Hot or Cold Water Meter – 3/4″, 1″, 1.5″ and 2″ Multi-Jet
WM-1300 Cold Water Meter with Pulse Output
WM-1400 3/4″ Hot or Cold Water Meter with Pulse Output
WM-1500 Hot or Cold Water Meter – 3/4″ Multi-Jet
WM-1600 Hot or Cold Water Meter
WM-1800 5/8″ x 3/4″ and 1″ Hot Water Meter with Pulse Output
WM-2000 Cold Water Meter Encoded Register
Ultrasonic Water Meters
WM-3000 Ultrasonic Water Meter
WM-3100 Ultrasonic Water Meter
Water Meter Options & Accessories
M54190 & M54191 Encoded Register Mesh Transceiver
Hose Assemblies- Point-Of-Entry (POE)
Hose Assemblies- Point-Of-Use (POU)
PLM10100 Turbine Flow Sensor
RDU-1000 Remote Display Unit
Remote Thermostat Control for Residential Buildings
T1000 Wireless Smart Thermostat
M5411x Temperature/Humidity Sensor
W54455-MIN Relay Module
Electric Metering Products
Electric Metering Products Overview
EM-1000 Stand-Alone Electric KWH Meters
EM-2000 Din-Rail & Multiple Meter Electric Meter
EM-6000 Multi-Circuit Electric Smart Meter
EM-7000 Electric Socket Meter
VG7000 Transceiver for EM-7000 Electric Meters
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Other Electric Metering Products
Gas Metering Products
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GM1000 Diaphragm Gas Meter
GM2000 Diaphragm Gas Meter
GM3000 Diaphragm Gas Meter
BTU Submetering Products
M5413x/M5414x Line Powered BTU Meters
RTD1004 BTU Meter Outlet Temperature Probe
Vortex Flow Sensor
Submetering System Infrastructure & Components
IT1000 Line Powered Gateway
IT1002 Line Powered Gateway
M54230 Battery-Powered Two-Channel Pulse Counter
M54130 Line Powered Four Channel Pulse Counter
M54200 Line-Powered Wireless Mesh Transceiver
M54700 Line Powered Coordinator
IT2010/LIT2010 Cellular Modem
LoRaWAN Compatible Submetering Products
L54120+ Battery Powered LoRaWAN Enabled Water Meter
L54215/L54230 LoRaWAN Enabled Battery Powered One or Two Channel Pulse Counter
LIT1005 LoRaWAN Enabled Line Powered Gateway
LS1000 LoRaWAN Door/Window Sensor
LS2000 LoRaWAN Multi-Sensor
LS3000 LoRaWAN Occupancy Sensor
LS4000 Water Flood Sensor
LS5000 LoRaWAN Water Flood Rope Sensor
LS6000 LoRaWAN Smart Valve
L54110 LoRaWAN Enabled Temperature/Humidity Sensor
IT2010/LIT2010 Cellular Modem
H2O Degree Reporting Solutions
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