Water leak detection in Miami for commercial and multifamily buildings

Managed leak detection, 24/7 monitoring and automatic shutoff for coastal condos, high-rises and commercial buildings across South Florida.

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Miami skyline
150,000+
active smart devices in the field
$2.26M
in water costs saved in 2025
24/7
monitoring center

Why Miami buildings carry water risk

Miami's coastal condo towers went up in waves, and much of that stock is now decades old. In Miami Beach, Surfside and Bay Harbor Islands, most homes in buildings of five or more units were built before 2000, and nearly two in five date to 1960 through 1979. In Aventura, Sunny Isles Beach and eastern North Miami Beach, roughly three in four were built between 1960 and 1999. When a riser, valve or supply line that age lets go on an upper floor, the water runs down through every unit below it.

Across Biscayne Bay the stock is newer, and new plumbing fails too. In the City of Miami, home to the Brickell, Downtown and Edgewater skylines, nearly two in three homes in buildings of 20 or more units were built since 2000. The Miami metro remains one of the busiest in the country for new apartment and condo permits. Push-fit fittings, HVAC condensate lines and appliance connections are usually the first to let go, often within the first few years of occupancy.

Then the climate decides how expensive a leak gets. South Florida's wet season runs from late May to mid October with dew points in the low to mid 70s, and hurricane season runs from June through November. A slow leak that would dry out up north stays wet here. Eddy runs its US operations out of Florida, and the 24/7 monitoring center confirms every alert, calls the building's contacts through the escalation protocol and can close a valve remotely when the building's response plan calls for it.

Where leaks start in Miami buildings

Aging risers in 1960s and 70s towers

Nearly two in five homes in buildings of five or more units in Miami Beach, Surfside and Bay Harbor Islands date to 1960 through 1979. Risers, valves and supply lines that old fail slowly behind finished walls, and the first sign is usually a stain on the ceiling below.

Units that sit empty for months

About one in five housing units in Miami Beach and nearly one in three in Aventura are held for seasonal or occasional use. An empty unit is where a supply-line leak runs longest, because nobody is there to hear it. Monitoring and automatic shutoff do the job the absent owner cannot.

Humidity turns leaks into mold

Through the wet season, dew points sit in the low to mid 70s, so a small leak behind a wall stays wet instead of drying out. Continuous monitoring catches it early, before the drywall, insulation and flooring need remediation.

Insurers screen older plumbing

Citizens, Florida's state-backed insurer, restricts coverage for homes with polybutylene piping, the pipe that went in from the late 1970s to the mid 1990s. Cast iron drain pipe, common before 1975, now draws Florida water claims too. Monitoring gives the underwriter a documented record.

Smart leak detection in Miami

A smart water leak detection system pairs wireless sensors and smart meters with automatic shutoff, so a Miami building catches a leak in seconds instead of discovering it from a ceiling stain. Eddy runs the full stack as one managed program with a staffed 24/7 monitoring center on the chain.

Sensors plus flow intelligence

3-in-1 wireless sensors watch high-risk spaces for water, temperature and humidity while smart meters flag abnormal flow against thresholds learned from the building's own baseline.

No building Wi-Fi needed

Devices run on Eddy's own LoRaWAN network at 915 MHz, a long-range radio that holds a signal through concrete. Gateways backhaul over Ethernet or LTE cellular, and with cellular backhaul monitoring stays up even if building internet goes down.

Shutoff plus a live response

Automatic valves close the moment a configured rule fires, and Eddy's monitoring center calls the building's contacts within minutes of every alert. Every confirmed event closes with a Leak Incident Report.

See how the Eddy system works, from sensor placement to the monitoring center.

Coverage map

How Eddy works in a Miami building.

In Miami's humidity a small leak turns to mold fast, and Florida's post-Surfside rules make clear records of building systems more valuable. Turn the building to see where sensors, meters and valves sit, then run a leak through the system, from the first drop to the monitoring center's response.

Cutaway model of an occupied mid-rise showing Eddy sensors in the suites and risers, meters and shutoff valves in the basement mechanical room, and the rooftop gateway linked through Eddy's cloud to the 24/7 monitoring centerCutaway model of an occupied mid-rise showing Eddy sensors in the suites and risers, meters and shutoff valves in the basement mechanical room, and the rooftop gateway linked through Eddy's cloud to the 24/7 monitoring center

Occupied building · Business hours

Drag to turn the building. Select a label, or run a leak through the system.

Interactive 3D section of an occupied mid-rise, from the domestic main in the basement to the suites, risers and rooftop mechanical. It shows where Eddy places its sensors, smart meters, shutoff valves and LoRaWAN gateway, and how alerts travel through Eddy's cloud to the 24/7 monitoring center.

The system

Detect, control and respond, in one managed program.

Sensors sit where leaks start and meters watch the flow. Valves close on the rules you set, and a 24/7 monitoring center follows each alert until your team has eyes on it.

3 layers and 16 close-ups in this building

Detect

Two ways to find a leak before it finds a unit.

Sensors sit where leaks start, and meters watch the flow for the leaks no sensor can reach.

8 close-ups · select one to zoom in

Point-of-leak

Flow-based

Control

Valves that close the water before it closes the unit.

Valves close on the rules you set, automatically on a threshold or remotely from the dashboard.

4 close-ups · select one to zoom in

Respond

A live monitoring center that closes the loop.

Alerts go through Eddy's cloud to a 24/7 monitoring center, and an operator calls your team until someone has eyes on the water.

4 close-ups · select one to zoom in

What happens in a leak, step by step
  1. A washing machine supply hose bursts in a suite upstairs.
  2. Eddy H2O under the washer detects water and sends the alert over LoRaWAN.
  3. The building's gateway relays it. Your team and the 24/7 monitoring center are alerted at the same time.
  4. A shutoff rule closes the suite's Eddy IQ valve. The water stops at the source.
  5. An operator confirms the alert and calls your on-site team through the escalation protocol.

Automatic shutoff is configured per building. Some sites use operator-coordinated isolation instead.

Smart sensors at every leak point

Eddy places point-of-leak sensors and smart flow meters where water damage actually starts in Miami buildings, from the mechanical room to a laundry hose, so a leak is caught at the source and shut off before it spreads.

Eddy smart leak detection in a building mechanical rooms setting

Mechanical rooms

Boilers, water heaters and main risers, where a single failure floods fast.

Eddy smart leak detection in a building hvac and fan coils setting

HVAC and fan coils

Heat exchangers and condensate lines that drip behind walls and ceilings.

Eddy smart leak detection in a building kitchens setting

Kitchens

Supply lines, shutoffs and appliance connections under and behind the sink.

Eddy smart leak detection in a building bathrooms setting

Bathrooms

Toilets, vanities and concealed in-wall fixtures on every floor.

Eddy smart leak detection in a building laundry setting

Laundry

Washer hoses and laundry connections, a top source of overnight leaks.

How Eddy works →The Eddy products →Compare Eddy to other systems →
Detect fast, act fast

Every minute changes the bill.

A leak gets bigger the longer it runs. Eddy detects in seconds and the monitoring center escalates within minutes, so the same failure is contained around minute two. Unmonitored, an after-hours leak runs six to eight hours before anyone arrives.

Run the full simulator
One leak, two outcomesMinutes since the leak started
0 minmin elapsed
Eddy containedUnmonitored
Eddy isolatingminute 2
Without monitoringrunning · 0 min
min 101 hr2 hr4 hr6 hr8 hr

The leak starts at minute zero. Eddy contains it around minute two. Unmonitored, the same leak runs six to eight hours before staff arrive, and that red stretch is the avoided claim.

Build your system

Design your building's leak protection.

Two minutes of quick questions gets your building the right protection, previewed instantly.

  • Sized to your asset class and budget
  • Modular. Adjust anything before pricing
  • An Eddy team member calls soon after you submit

Sensors, meters and shutoff, backed by a 24/7 monitoring center.

What stage is the project at?

Pick one to start. We tune every question and the system around it.

New constructionFrom breaking ground to substantial completion.Existing buildingInstalled in existing buildings with minimal disruption to residents and operations.
Open the builder

About two minutes.

Milestone inspections, reserve studies and recertification

Florida requires milestone inspections of condo and co-op buildings three habitable stories or taller at 30 years, or at 25 where local officials require it near salt water, then every 10 years. Their structural integrity reserve studies must include plumbing, and owners generally can no longer vote to waive those reserves. Miami-Dade has run its own building recertification program since 1975, now starting at 30 years for most buildings. Documented water monitoring does not fund a reserve. It shows the board, the engineer and the insurer that the plumbing is actively managed, not deferred.

A team behind every alert

A 3 a.m. alert is one chime. Nobody is awake to hear it.

Fast response is not just the hardware. The technology sees the water in seconds, and the managed service behind it, a monitoring center that calls your team within minutes, turns that into a contained event before it becomes a claim.

Tuned by real events

Built over a decade in operating buildings.

Eddy has been inside buildings since 2014. Sensor placement, alert thresholds and the monitoring-center playbook are tuned by what real water events across our monitored properties keep teaching us.

Built for the building

Sized to how the water system behaves.

Multi-family stacks, commercial towers, hospitality suites, course-of-construction projects. Each water system has its own failure pattern. The coverage map, response chain and shutoff sequence are scoped to the property in front of us, not a template.

Detect, contain, document

Every event leads to a closed incident.

Sensors find where water escaped. Automatic shutoff isolates the affected zone. The 24/7 monitoring center calls your team within minutes and stays on it until it's closed, with a Leak Incident Report on file.

See how Eddy worksWhy owners choose Eddy

Eddy's US operations are based in Florida

Eddy runs its US operations out of Florida, so South Florida buildings work with a team close to home. Escalation and shutoff are still handled around the clock by the monitoring center.

Eddy at work near Miami and across North America

Hear six real calls handled by Eddy's Monitoring Center

Solutions for every building

Eddy protects every asset type the same way, with monitoring and shutoff tuned to how each building's water system behaves.

  • Multifamily and condos

    Protect every suite and riser across high-rise and mid-rise residential.

  • Commercial

    Keep Class A offices and mixed-use towers dry, floor by floor.

  • Construction

    Cover active sites where water damage is a leading cause of loss.

  • Hospitality

    Guard guest floors and back-of-house without disrupting the stay.

  • Institutional

    Safeguard campuses, hospitals and labs where contents are irreplaceable.

  • Industrial

    Watch process water and facility systems around the clock.

Miami water leak detection FAQ

  • Do you serve Miami and the rest of South Florida?

    Yes. Eddy's US operations are based in Florida, and we protect condo, rental, office and hotel buildings across Miami-Dade, from Miami Beach, Aventura and Sunny Isles Beach to Brickell, Coral Gables, Doral and Key Biscayne. We also serve buildings in Broward and Palm Beach counties.

  • Can monitoring help with Florida's milestone inspection and reserve study rules?

    It supports them, since structural integrity reserve studies must cover plumbing and a documented 24/7 monitoring record shows the board, its engineer and its insurer that the water systems are actively managed between inspections. Scrutiny is not easing. A July 2026 legislative report counted about 2,500 condo and co-op buildings statewide that needed deeper Phase Two inspections in 2024 and 2025.

  • Does Eddy help during hurricane season?

    Continuous monitoring matters most when a building is under stress, and hurricane season runs from June 1 to November 30. Eddy watches flow and the presence of water around the clock, the monitoring center escalates confirmed alerts to the building's contacts and water can shut off automatically or on a remote command. Sensors can also flag water that gets in from outside, while the core job stays the building's own plumbing.

  • Who pays when a leak in one unit damages the units below?

    Under Florida's Condominium Act, the association insures the building as originally installed, while floor, wall and ceiling coverings, appliances and water heaters that serve only one unit are left out of its policy. An owner pays the repair costs insurance does not cover when the damage comes from that owner's negligence or failure to follow the declaration or rules. Eddy documents every event, so the board and owners can see where the water started and when it was stopped.

  • Will monitoring help our insurance in Florida?

    Eddy's technology is approved by most insurers across North America to provide deductible or premium savings. Programs have documented premium savings of up to 20%, and deductible reductions of up to 80% have been documented at individual properties. Treat any figure as the start of a conversation with your broker, and for a specific Miami-area property reach out to sghanbarian@eddysolutions.com.

How Eddy works

  • What is Eddy Solutions?

    Eddy Solutions is managed water leak detection for builders, commercial asset managers and property managers, hospitals, hotels and conference centers, data centers and multifamily residential buildings across South Florida. It combines point-of-leak and flow sensors, automatic shutoff, building wireless connectivity, a 24/7 monitoring center and insurance-grade reporting into one program from one vendor, so a leak is detected, contained, escalated and documented without your team running the response.

    Eddy monitors 150,000+ active devices across North America and has prevented an estimated $98M (USD) in property damage last year alone. Aon's independent study found Eddy would have positively affected 58% of water-loss claims in commercial real estate.

  • How do we choose a commercial water leak detection company in South Florida?

    Look for five things. Sensors where leaks start, not only a meter on the main. Shutoff valves that close on their own when water runs. A staffed monitoring center that calls your team instead of only sending an app alert. Wireless coverage that holds a signal through concrete to mechanical rooms and parking levels. And a documented record of every event that your insurer can read.

    Eddy covers all five for buildings across South Florida, from a single tower to a full portfolio, with 150,000+ active devices in the field.

  • What happens after hours?

    The 24/7 monitoring center is the after-hours response. Trained operators confirm every alert, escalate per the building's contact list, support the on-call contact, and stay on the line until the water is off and the response is verified.

  • Will this affect our insurance?

    Yes. Eddy Solutions' technology is approved by most insurers across North America to provide deductible or premium savings. Given differences in asset types and building risk profiles, insurance incentives are not uniform. For specific insurance questions related to your property in South Florida, please reach out directly to sghanbarian@eddysolutions.com.

  • How is the system sized for a building, and what does it cost?

    Eddy's team walks the building, or reviews the construction drawings, and produces a tiered design matched to the asset class, water systems and insurance program. Our first step is an exploratory call with the relevant stakeholders to understand the problem you are looking to solve. Proposals come from our technical team in 7 days or less.

    You can also get started immediately with our Build Your System tool at eddysolutions.com/build-your-system.

  • Do we have to open walls to install Eddy?

    No. Sensor installs need no drywall cuts. Wireless sensors sit where leaks start, at fixtures, appliances, fan coils and the foot of each riser, and Eddy provisions and configures the meters and valves on the lines that need them.

  • What is smart water leak detection?

    Smart water leak detection uses connected sensors and flow meters to watch a building's plumbing in real time, instead of waiting for someone to find a leak. Point-of-leak sensors catch water at the source and smart flow meters spot an abnormal run or a burst riser, and the system can shut the water off automatically or on a remote command. With Eddy, a 24/7 monitoring center acts on every alert, so detection turns into a response, not just a notification.

  • How is commercial water leak detection different from a home leak detector?

    A home leak detector is usually a single sensor that pings an app. Commercial and multifamily leak detection has to cover dozens of risers, suites and mechanical rooms, hold a signal through concrete and steel and produce the documented response insurers expect. Eddy is built for that scale, with building-grade LoRaWAN wireless, point-of-leak and flow coverage across the property, automatic shutoff up to building mains and a managed 24/7 monitoring center.

  • What is the difference between leak detection and water leak protection?

    Leak detection finds the water. Water leak protection stops the loss. Detection on its own is an alert that still needs someone to act on it. Eddy pairs detection with automatic shutoff and a 24/7 monitoring center that escalates the alert and closes the water, so the building is protected, not just alerted.

  • Does Eddy work for both multifamily and commercial buildings?

    Yes. Eddy protects multifamily and condo towers, Class A offices and mixed-use buildings, hospitality, institutional and industrial properties and active construction sites. The same managed program tunes the sensor density, shutoff strategy and reporting to how each building's water system behaves. See the full product suite at eddysolutions.com/products.

Sources and further reading

Nearby areas we serve

Tampa, FLAtlanta, GAHouston, TXNew York, NY

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