FEATURE
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They need to upskill themselves in terms of BMS installation and in terms of the advisory information that they provide to clients .
1
LEAKS There are different types of building management systems , some are wired and others are wireless .
“ There are systems , like for instance with geysers , where a tray underneath collects water from leaks . An electronic device comprising two probes senses that water and switches off the water supply to the geyser ,” says Patrick Gordan , specialist manager for Grohe , Cobra , and ISCA .
“ You would only have a BMS in an office block ; I cannot see it being used in residential areas and homes . It is a whole system that needs to be developed . You would have to have water meters that check water flow and you would need to put parameters on it so that if it goes above a threshold of usage , it communicates with a signal , allowing the BMS operator to isolate that area ,” says Gordan .
2
The idea is to design buildings that use a minimum amount of water . It is about making sure you have flow restrictors on all the taps . One can retrofit these flow restrictors to save water . A normal tap typically flows at 30 or 40 litres per minute . This can be limited to around six litres per minute .
“ But , even with retrofitting water-saving devices , you will find that big corporate companies are unlikely to implement them . Many people also believe it compromises user comfort , even though pressurecompensating flow regulators produce — by means of an O-ring — a constant flow rate , regardless of pressure fluctuations ,” says Gordan .
3
Many water-saving devices are nothing more than simple washers with holes in them . At a given pressure , they produce a defined flow rate . “ We use a pressure-compensating flow restrictor , which is open until water flow gets to six litres per minute . If you have something with a small hole , fragments of dirt can block it , where this one contracts and relaxes with water pressure ,” Gordon says . PA
1 . Most new buildings incorporate a BMS and they can also be retrofitted to older buildings .
2 . A BMS can help identify leaky pipes or pressure irregularities .
3 . Both wired and wireless BMS are in use today .
www . plumbingafrica . co . za January 2018 Volume 23 I Number 11