Suites Leak Detection Packages & Mitigation

Suites –

Leak Detection Packages & Mitigation

Electra Building

March 2021

1

Presentation Content

1. Introduction

2. Types of Issues and Detection Options

3. Solution Options and Installation

4. Difference in Plumbing Between Suite Types

5. Recommended Products Information & Web Links

6. Product Comparisons

7. Budget Estimate

8. Proposed Solutions & Costs

9. Recommendations for Proactive Water Damage Mitigation

10. Typical Annual Plumbing Inspection Checklist

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Introduction

 E-Factor Engineering was retained by the Strata Council in September 2020 to study the building and develop plans for systems to prevent serious water damage incidents. The work is part of the Strata’s ongoing efforts to stabilize and then reduce insurance premiums and deductibles, to minimize possible water damage, and to safeguard all owners’ investments.

 This presentation was prepared to help owners understand the types of systems that are available to protect their suites from water leaks and avoid potential damage and high repair costs - in their units and in the building.

 The design of the domestic water supply system at Electra is complex. As such the suite leak control packages can range from higher to lower cost depending on the level of automation required to control the flow of water from a leak.

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3 Types of Issues and Detection Options

Type of issues found in suites

1.

Small leaks inside walls and from units above, which can cause mold, not detectable by water sensors

2.

Standing water on the floor or in a vanity cabinet caused by pipe burst or connection failure in the suites or from adjacent or upper- level suites

3.

Bathtub/shower faucet cartridge leaks

Detection possibilities

Installation of humidity sensors with probe inside the wall

Installation of water sensors on the floor

See maintenance tips at the following link

CartridgeReplacement (theelectra.ca) 4

Problem solution

 Humidity sensor with probe and display. The displayed humidity

level has to be checked regularly by the tenant and action has to be

taken if need it.

Issue Type 1 – Mold detection

Installation

Installation of the humidity probe

behind the wall in the risers cavity and behind bathtub and shower plumbing.

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Problem solution

 Automatic: sensors send a signal to 1) a control valve to shut off the water supply or 2) a relay to shut off the equipment.

 Semi-automatic: sensors send an email or SMS alarm to the owner; the resident should shut off the water valve(s) and call maintenance to check the problem.

 Manual: sensors produce an audible and/or visible alarm; someone has to be in the suite to shut off the water valve(s) and call the maintenance staff.

(This option is not recommended)

Issue Type 2 – Water detection

Installation

1) Drywall cutting, valve and actuator or flow meter installation. Wireless internet connection required.

2) Hardwiring of the sensors to the equipment

Sensors positioned in strategic spots. Wireless internet connection required.

Sensors positioned in strategic locations. No wireless internet connection needed.

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Difference in Plumbing Between Suite Types

 In the suites, each utility (bathroom group, kitchen group) is served by two pipes called risers, one cold water and one hot water.

Suite Type Type A -B1 - B2 –C- D1 - D2 Type C - E -F- G

Risers number 4 6

4 risers Suite (Type B) 6 risers Suite (Type F)

 The risers can’t be interrupted because they serve all the floors

above, so water must be controlled on the fixture branches (Figure 2).

Figure 2: Risers and branches

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Humidity sensor with probe Inkbird Tech.Co. IBS-TH2 PLUS

Inkbird IBS-TH2 Waterproof Thermometer and Hygrometer Smart Sensor Data Logger

Semi –automatic solution

AKWA Water Sensors + App package

AKWA Technologies

3/1/2021 8

Recommended Products

Automatic solution LeakSMART Package

Water sensor plus control valves

Snap by LeakSmart (shopleaksmart.com)

Semi-automatic solution D-Link

Water sensors + App

DCH-S161 Wi-Fi Water Sensor | D-Link

3/1/2021 9

Recommended Products

Semi-automatic solution Dome - Water sensors for Smart Home Automation (Z-Wave protocol)

Leak Sensor — Dome Home Automation (domeha.com)

Product Comparisons (Water Detection Packages)

Products properties Guardian Package

Guardian Sensors

Moen smart

control valve Moen sensor LeakSMART Package

LaCrosse

Package D- Link Dome AKWA

Automatic shut - off yes no yes no yes no no no No

Water sensor yes yes no yes yes yes yes yes Yes

Humidity sensors no no no yes no yes no no No

Temperature sensor yes no no yes yes yes no no No

Flow meter no no yes no no no no no No

Hub no no no no yes gateway no no Yes – our

controller Home Wi-Fi Router

required no yes yes yes no yes yes yes

No with LoRa Controller / Yes

with WiFi Controller

App yes yes yes yes yes yes yes Smart Home

Automation Yes

Automatic Alert yes yes yes yes yes yes yes Smart Home

Automation Yes Visual and Audible

Alarms yes yes no no yes no yes yes Yes

Open protocol no no no no yes no no Z-Wave

Some customization is

possible

Compatible with no no Compatible with

Google Assistant, Amazon Alexa

Compatible with Google Assistant, Amazon Alexa

Integrates into Nest, Google Assistant, and

Amazon Alexa

no Compatible with Google Assistant

Compatible with Google Assistant

May connect to alarm system

panel Valve Installation

needed yes (on 1/2" and 1-

1/4") no yes no Yes, works with any

ball or gate valve on 3/4 “ or 1” pipe

no no ¹⁰ no No

Budget Estimate

Water detection packages

Guardian

Package Guardian Sensors Moen smart

control valve Moen sensor LeakSMART Package

LA CROSSE TECHNOLOGY

Package

D-Link/ Dome AKWA

Solution type Automatic Semi-automatic Automatic Semi-automatic Automatic Semi-automatic Semi-automatic Semi-automatic Equipment List

Price $252.0 $62.0 $767.7 $76.9 $495.0 $45.0 $50

Notes includes smart

valve, 1 sensor and app

this is the 3/4"

price, for 1“ price is higher

includes smart valve, 3 sensor

and 1 hub

include 1 humidity, temperature sensor and 1

gateway

1 water sensor

Cost estimate including installation 4 risers Suite

Type $2,400 $600 $4,300 $600 $2,700 $500 $450 $1,114.4

6 risers Suite

Type $3,100 $880 $6,000 $900 $3,500 $700 $660 $1,316.0

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Mold detection system

Inkbird Tech. Co IBS-TH2 PLUS Cost estimate including installation

Suites Type B1 - 2 $ 200

4 risers Suite Type $ 300

6 risers Suite Type $ 500

Proposed Solutions

Automatic option

 LeakSMART Package → this is an automatic solution which can shut off all the water supplies and has an open protocol so it is able to talk to other devices and it could be eventually integrated in the actual building control system.

 Inkbird Tech. Co for humidity detection inside the wall, where the risers are located. The display shows the humidity level inside the cavity, it is the tenant’s duty to check it regularly, keep it under control and

advice if there is a concern.

Semi - Automatic option

 AKWA → water sensors with App are able to detect water (dedicated sensor for water detection beneath the dishwasher included), to send alerts. Local support is available for this product.

 Inkbird Tech. Co for humidity detection inside the wall, where the risers are located (see description above).

Or

 Dome → water sensors compatible with Smart Home Automation devices through Z-Wave protocol, which are able to detect water and send alerts.

 Inkbird Tech. Co for humidity detection inside the wall, where the risers are located (see description above).

Or

 D-Link → water sensors with App which are able to detect water and send alerts.

 Inkbird Tech. Co for humidity detection inside the wall, where the risers are located (see description above).

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Proposed Solutions

3/1/2021 13

Solution

type Products Material Labour 4 risers

Suite Material Labour 6 risers Suite Semi-

automatic

Tot Dome/D-Link

+ Inkbird $300 $450 $750 $460 $660 $1,120

Semi- automatic

Tot AKWA +

Inkbird

Not available

Not

available $1,414 _available^Not _available^Not $1,816 Automatic

Tot

LeakSmart + Inkbird

$1450 $1450 $2,900 $2200 $1800 $4,000

Notes

- For the LeakSmart package valves are assumed to be already in place - Taxes not included

- Suites on the Penthouse need a custom price

Recommendations for Proactive Water Damage Mitigation

 Residents should know the location of all water shut off valves within their suite. Typically shut off valves are located below the sink in the kitchen & the washroom, although in some cases the location may have changed.

 Dishwasher and washing machine supply hoses should be steel braid hoses, plastic or rubber hoses should be avoided.

 Shower diverters should be replaced immediately upon discovery of a leak as mentioned in the “Maintenance Tips” plan (see Link),the work should be done by a licensed plumber.

 Washroom caulking should be repaired if and when needed to prevent water leakages.

 Annual plumbing inspections could be organized by the Strata Corporation. See checklist.

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Typical Annual Plumbing Inspection Checklist

The following recommended list should be carried out by a licensed plumber or a contractor:

❑ Inspect shower diverters and faucet cartridges (see Link). Check toilet and vanity pipe connection for signs of failure or rusting or excessive bending.

Inquire with a licensed plumber about toilets which are on a recall list as they have to be replaced.

❑ Inspect dishwasher pipe connections in the kitchen sink cabinet.

❑ Check for signs of mold in the walls especially around the main pipe risers.

❑ Test the heat pump drain pan for blockage and clean it if required. (This is done by building contractor)

❑ Check the heat pump condensate drain connection (see Link).

❑ Test the flood detection system (if installed).

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Please consider protecting your suite and

common property now.

Contact

The Strata Management – Urban Properties [email protected]

for details

about installation.