Water leaks in commercial properties are more than just an inconvenience; they can lead to significant operational disruptions, costly repairs, and even health hazards if not detected and addressed promptly. In Singapore, where the climate and aging infrastructure can exacerbate such issues, understanding the importance of early leak detection and regular maintenance is crucial for property managers, commercial property owners, and agents.
Common Causes of Water Leaks in Commercial Properties
Commercial properties, whether they are office buildings, retail spaces, or industrial facilities, face unique challenges when it comes to water leakage. Often times, it can take time to properly trace and diagnose the exact source of water ingress due to the absence of accurate floor plans to give us insights of how the property was designed and built. Here are some of the most common causes:
Wear and Tear in Old Buildings
Older buildings in Singapore often have outdated plumbing systems. Over time, pipes corrode, seals degrade, and the overall integrity of the plumbing system weakens. In addition, more often than not, we have clients who share with us that repair works can only be done in stages due to the limited budget allocated for building maintenance. These aging components are susceptible to leaks, which can be difficult to detect until significant damage has occurred.
High Usage Areas (e.g., F&B Outlets, Public Restrooms)
Areas with heavy water usage, such as food and beverage outlets or public restrooms, are particularly prone to leaks. The constant use of sinks, toilets, and other water fixtures puts extra strain on the plumbing, increasing the likelihood of leaks. Most of our commercial clients include food and beverage outlets that experience seepages during and after operations, industrial buildings with heavy traffic facing underground pipe leakages, and commercial buildings dealing with leaks from their roofs and toilets. Property owners should prioritize regular inspections of their plumbing and waterproofing systems and establish a building maintenance schedule to prevent deterioration that could lead to costly issues. One potential way could be conducting thermal imaging every 12 months to identify potential seepage areas early, allowing for timely repairs without the need for major work, such as hacking, and helping to maintain and prolong the building’s integrity.
Substandard Plumbing Work
Improper plumbing installations or repairs can cause leaks, especially when shortcuts are taken during construction or renovation, leading to inadequate sealing or pipe connections concealed within the wall or structures. In properties with heavy daily traffic, plumbing leaks commonly occur near the entrance ramp and along the boundary perimeter where underground pipes branch out to hydrants, taps, and other fixtures.
Foundation Shifts
Over time, the ground beneath a building can shift, causing structural movement. This movement can stress pipes, especially those embedded in walls or floors, leading to cracks and leaks. This is a common contributing factor for basement pipe leakages in Singapore.
Preventive Maintenance and Prompt Repairs
In many cases, owners tend to delay repairs until seepage becomes evident and damage has already occurred. However, preventive maintenance is advisable for avoiding the serious consequences of water leaks in commercial properties. Routine inspections and maintenance can identify potential issues before they escalate into significant problems. In other cases where seepages start to occur, most property owners would want to conduct the least invasive approaches first. Here’s why preventive maintenance is essential and why owners prefer non-invasive leak detection methods:
Cost Savings
Addressing leaks before they escalate can save significant amounts of money. Repairing a small leak is much less expensive than fixing extensive water damage or replacing large sections of plumbing. Property owners and occupants serve as our “eyes” when seepages occur, as they are present onsite to observe how the seepages develop. For instance, they may notice that seepages primarily occur during and after heavy rain, or that there are constant leakages regardless of the weather. These observations are crucial for helping us better understand and initiate the leak detection process. Additionally, it is advisable to stay vigilant for these signs and take prompt action to check and rectify issues as needed to prevent further deterioration. Therefore, everyone has a role to play in building maintenance.
Minimized Operational Downtime
Water leaks can significantly disrupt operations, especially in commercial properties where downtime directly leads to lost revenue. Preventive maintenance is crucial for promptly detecting and repairing leaks, thereby minimizing the risk of prolonged downtime. For instance, F&B outlets typically conduct checks or repairs only after closing, usually around 10 p.m., while bars may do so after 11 p.m. or midnight. These inspections help identify any seepages that may have occurred after a full day of operations and thorough kitchen cleaning. If anomalies are detected, repairs must be carried out promptly during the night and completed before operations resume the next morning to prevent disruptions to the business.
Protecting Property Value
Regular maintenance helps preserve the integrity of the building and its systems. This not only ensures the safety and comfort of occupants but also maintains the property’s value over time. There has also been an increasing demand from new home owners who are looking to conduct thermal imaging to their new homes to ensure all seepages are attended to during the renovation stage so that there are no seepages which could potentially damage their built-in wardrobe or seepages which will cause inconvenience once they shift in.
Water Leak Detection Methods
Identifying water leaks in a commercial property can be challenging, especially when leaks occur in concealed or hard-to-reach areas. However, advanced leak detection methods have made it easier to locate and address leaks quickly. Some of the most effective techniques include:
Thermal LeakDetect™
Thermal leak detection is one of the most widely used non-invasive methods for identifying water leaks. This technique uses a thermal camera to capture infrared radiation, which isn’t visible to the human eye but can be detected as heat. When the camera scans an area with potential leaks, it displays a heat map showing temperature differences. Cold spots often indicate moisture or water leaks, as water typically cools surfaces down. While it does not act like an X-ray to scan through structures like walls or floors, this method is effective for detecting leaks in concealed water pipes, as well as in roofs, walls, and floors based on the surface temperature difference, where the main concentration of dampness detected could point us towards the potential source(s). In commercial settings, Thermal Leak Detection is commonly engaged for inter-unit seepages along walls, water ingress from external surfaces especially their roof terraces, concealed air-conditioning or hot water pipe leakages in their kitchen and toilets, as well as insulation failure from roof systems or building façade construction, etc.
Ultrasonic LeakDetect™
Ultrasonic Leak Detection is another non-invasive method used to locate water leaks. This technique uses an ultrasonic leak detector to pick up high-frequency sound waves produced by water escaping from pipes. This is especially applicable for concealed pressurized water pipes in commercial buildings. When water leaks from a pipe, it creates a sound that is often too high-pitched for human ears to hear. An ultrasonic leak detector captures these high-frequency sound waves and translates them into audible sounds or visual signals, allowing the technician to pinpoint the leak’s location. A common application of this detection in commercial setting is along underground pipes at Level 1 along the property boundary, in the kitchen or toilet surfaces where concealed pipes run as well as external-facing wall surfaces where water seeps through during and after heavy rain.
Borescope LeakDetect™
Borescope Leak Detection involves using a borescope—a flexible, fiber-optic camera—to visually inspect areas that are difficult to access, such as inside walls, pipes, risers and ceilings. A borescope consists of a small camera mounted on the end of a flexible tube. The camera is inserted into the area of concern, allowing the technician to see inside confined spaces by making a small opening enough for the borescope to be inserted. A common application in commercial buildings are under raised platforms in their office where they are water features, and also in risers housing the common stack pipes, etc.
Water ponding tests
Water ponding tests involve flooding the area of concern (e.g. toilets, balconies, etc.) with water for at least 24-hour to determine if there are any water seeping out from the corresponding lower area’s ceiling. At times, the test involves pouring a non-toxic fluorescent UV dye into the ponded area to trace and indicate the path of the water from the lower unit’s surface. The dye will show up at the point of the leak, making it clearer to where the weak areas are so as to engage the appropriate spot repair to stop the seepages. Depending on the extent and way of leakages, water ponding tests can be coupled with our thermal leak detection to increase the accuracy of detection as well.
Conclusion
By understanding the common causes of leaks, placing attention and efforts in preventive maintenance, and utilizing advanced detection methods, property managers, and commercial property owners can protect their investments, ensure the safety of occupants, and minimize operational disruptions. Whether it’s through regular inspections or swift responses to emerging leaks, staying proactive in leak management is essential for the long-term success and sustainability of commercial properties. Reach out to us today to find out more about our leak detection services and how we can help you maintain the integrity of your properties.