Plumbing Pitfalls and Water Management Best Practices
Water is one of the most deceptively complex building systems in commercial real estate. While often taken for granted, poor water management leads to some of the most expensive, reputation damaging, and compliance risk events in CRE: leaks, tenant complaints, mold, Legionella outbreaks, and unexpected shutdowns.
Managing Domestic Water Systems, Backflow Preventers, and Booster Pumps
What to Know
Water systems are composed of several critical elements that must be managed in tandem.
Domestic Water Systems supply clean, potable water to fixtures and equipment.
Backflow Preventers ensure contaminated water doesn’t reverse-flow into clean water lines.
Booster Pumps regulate pressure in mid- and high-rise buildings, keeping upper floors functional.
Takeaways
Create a visual asset map of your entire domestic water system. This helps new team members get up to speed fast and supports emergency response planning.
Backflow preventer inspections are often city-mandated. Keep a calendar of testing due dates to avoid violations.
Booster pump failures can appear as tenant complaints (low flow or “no water”). Use performance logs to trend pressure behavior and predict failures before they happen.
Pro Tips
Partner with a certified plumber for quarterly walk-throughs and testing. Catch corrosion, valve failures, and slow leaks early.
Install pressure gauges at key riser intervals — don’t rely solely on end-of-line complaints to discover issues.
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Leak Detection Systems and Smart Water Sensors
What to Know
The average water leak wastes over 10,000 gallons annually. One major leak can cause six-figure damages and displace tenants.
Smart sensors are now an essential tool in any Class A property.
Takeaways
Install point sensors near water heaters, HVAC units, and mechanical rooms.
Use flow-based systems to detect anomalies in overall water usage — ideal for large portfolios.
Tie systems into your BMS (Building Management System) or alert platform for real-time notifications.
Pro Tips
Consider auto shut-off valves for high-risk zones (e.g., restrooms above data centers).
Perform an annual sensor coverage audit. As tenants change and layouts evolve, sensors may no longer be in optimal locations.
Water Conservation Strategies That Lower Costs and Support ESG Goals
What to Know
Water conservation isn’t just about sustainability — it’s about NOI. Many utility companies offer rebates for upgrades like low-flow fixtures or rain sensors.
Takeaways
Low-Flow Fixtures can reduce usage by 20–40% and often qualify for rebates.
Rainwater Harvesting is ideal for large campuses and owner-occupied buildings.
Greywater Recycling is a bigger lift, but an excellent showcase for ESG-driven investors and tenants.
ESG Impact
Report water savings in your annual sustainability disclosures.
Align upgrades with LEED certification goals or GRESB benchmarking.
Pro Tips
Track baseline water consumption by zone (restrooms, landscaping, cooling).
Run a 3-year ROI model to justify upgrades — include avoided leak risks, rebates, and brand reputation value.
Legionella Mitigation and Regulatory Compliance
What to Know
Legionella bacteria thrive in warm, stagnant water and can cause severe illness. The CDC, ASHRAE 188, and local health departments have issued detailed guidance for CRE buildings.
Takeaways
Maintain a Legionella Water Management Plan (LWMP) — ideally reviewed annually with risk experts.
Monitor dead legs (unused pipe segments) and storage tanks.
Ensure temperature ranges are controlled — Legionella thrives between 20°C and 50°C (68°F–122°F).
Pro Tips
Use a temperature mapping tool to identify weak points in your hot/cold water delivery system.
Partner with water treatment vendors who log compliance and provide digital reports you can share with ownership or health inspectors.
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Bonus: Create a Site-Specific Water Management Program
Use the CDC Water System Management Checklist as your foundation, but elevate it:
Add These Elements:
Property-specific log sheets for inspections, testing, and sensor calibrations
Emergency shut-off maps
Annual capex plan for water system upgrades
Tenant water responsibility language in lease abstracts (especially for industrial or flex properties)
For comprehensive guidance on managing water systems, refer to the CDC's water system management checklist here.
Water is not just a utility, it’s a system, a risk, a budget line, and a reflection of how well your building is run.
Treat it with the same attention as HVAC and fire life safety, and you’ll avoid the common failures that separate reactive managers from strategic leaders.
About the Author
Hi, I’m Matt Faupel — Founder of FaupelX and a passionate advocate for unlocking potential in commercial real estate and beyond. Through this newsletter, I share insights, strategies, and tools to help you lead, grow, and stay ahead in a rapidly evolving industry.
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