We use cookies and similar technologies to run our website, measure performance, and improve your
experience. Non-essential cookies are used only with your consent. Choose Accept all, Reject all,
or Manage preferences. Read our
Privacy & Cookie Policy.
Cookie preferences
Choose which cookies you allow. You can change these settings at any time using the Cookie
settings button or the link in our footer.
Necessary
Always on
Required for the website to function, including security, consent storage, and form spam
protection.
Analytics
Helps us understand how visitors use our website through Google Tag Manager, Google
Analytics, and Ahrefs.
Marketing
Enables embedded YouTube videos and advertising measurement through Google Ads (via Google
Tag Manager).
Functional
Enables the live chat widget so you can speak with our team.
Oops! Something went wrong while submitting the form.
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.
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. Main Features:
Managed via smartphone, tablet, or computer app
Shared access for multiple stakeholders
SMS and/or email alerts
Remote water shutoff capability
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
