High-tech solutions can thwart plumbing leaks: advanced technology today has created devices that will sound an alarm during the early signs of when water leak damage is detected in an apartment home. Cramer explains the advantage of such a device, particularly when the leak occurs while the apartment home is not occupied.

Coleridge's epic poem tells of a mariner haunted by his past deeds, not of the damage caused by plumbing failure. But for those who have experienced all episode involving leaky pipes, the memory can be equally as haunting as that endured by the mariner's own aching soul.

Just as the Ancient Mariner found solace in the telling of his miserable tale knowing that others might avoid his fate. Units' readers might also be spared the misery of uttering those famous words "water, water, everywhere" in the context of a tragic plumbing failure in a multifamily dwelling.

But is the threat of water damage, real, or is it simply a surreal figment like the Mariner's dream?

Even for those who have managed to avoid a personal encounter with a burst pipe, the likelihood is that they at least know someone who has experienced the unpleasantness associated with a loose washing machine hose or a water heater whose life has come to an untimely end. The so-called lucky ones are those who happen to be home at the time of the event, but even then, unless the event happens in dramatic fashion, bringing immediate attention to the situation, the damage if often significant.

So consider the plight of the unlucky.

Every day, somewhere in this country, any number of people prepare to leave home for extended periods, whether for business or pleasure, trusting the security of their property to careful precaution. Many folks run through a lengthy routine of preventative measures before abandoning their residences to chance, but no matter how carefully they prepare, the danger of the unforeseen always lurks. Many people remain blissfully ignorant of the dangers associated with water damage resulting from both minor and catastrophic plumbing failure.

When those people live in, or own multifamily dwellings, the potential for disaster is multiplied. Leaking water, particularly that which is not dealt with immediately, can potentially lead to mold.

According to a survey conducted by the Chartered Property Casualty Underwriters (CPCU) Society, 23 percent of homeowners have had a plumbing failure of some sort that resulted in water damage. Of that number, 57 percent report that their homeowner's insurance policy did not cover their loss.

Figure the cost of even modest repair or replacement, as well as labor, and the unmistakable conclusion is that water damage loss due to plumbing failure costs Americans hundreds of millions of dollars each year--more than half of which is paid for out of their own pockets. In addition, the emotional loss of irreplaceable items such as family heirlooms, pictures, personal financial and family records, is impossible to place a value on.

With this in mind, one would expect that property owners have been embracing preventative measures. A survey of property-owners, however, reveals that 98 percent of residences were not equipped with any form of water leak detection. Moreover, 77 percent of respondents spent two weeks or more away from home.

It is no wonder, then, that there are tales of people returning from a relaxing seaside vacation only to discover a less-than-blissful waterfall cascading down the stairs. If the leak manages to find its way into someone else's space, trouble is compounded if that person's property also is damaged. And, in some cases, if the resident is displaced during repairs.

Luckily, a new generation of technologies has hit the market that can dramatically reduce property damage and loss due to water failure by detecting plumbing-related floods and leaks early and automatically taking action to minimize damage.

These systems can be hard-wired or wireless, and are typically installed by a plumber in conjunction with a home's central alarm system or can operate as a part of a more sophisticated home automation system, monitored locally or tied in to a central station. They are equally applicable for new construction, or to retrofit in existing structures.

While water sensors that set off local or monitored alarms have been on the market for some time, the older products rely on immediate homeowner action to be effective. If an audible alarm is activated, either locally or at a remote monitoring station, and no one is on-hand to investigate, it can be hours before a leak is stopped. However, the new generation of technologies surpasses these devices by taking leak and flood detection to the next logical level-they automatically shut water off at the source upon detection of a leak.

Keeping constant vigil against the ever-present danger of leakage or flooding, individual sensing units are distributed to points in a home where plumbing failure or leaking is most likely to occur.

Such places include water heaters, clothes washers, and toilets-or where a leak may be more difficult to be detected, such as behind cabinetry, inside a crawl space, or underneath a dishwasher. If the sensing contacts detect water, the system simultaneously shuts water off at the source, while activating an alarm, bringing the situation to the attention of a homeowner or caretaker.

This ensures an instantaneous response to potentially disastrous situations, minimizing the potential for property and financial loss. These new technologies thwart major internal flooding problems, stopping a leak while it's just a small puddle. Often, a sponge and bucket are all that is needed to clean up a mess where a major renovation might have been required.

Drywall, carpeting, and hardwood flooring have all demonstrated a poor response to prolonged exposure to water-to say nothing of the havoc that can be wreaked should water come in contact with electrical appliances or home electronics.

In situations involving condominiums, co-ops or other types of multifamily dwellings, the potential liabilities involved when your leak finds its way into your neighbor's property can compound your troubles at an alarming rate.

In a twist on the old saying, an ounce of prevention is worth a gallon of cure. By harnessing the latest developments in technology, it is possible to put leak detection on a par with other security and safety concerns.

Investing in the right equipment at the onset of a building project means homeowners can prevent or minimize the risk of damage to their homes and personal possessions, while increasing peace of mind and saving money in costly flood restoration.

A new 12-story, 62-unit luxury condo complex in San Antonio, Texas, is planning to install leak detection systems in all of its units once developers break ground later this year.

"When you have residents one story on top of another, the last thing you want is to have water damage that leaks to the floor below, especially when that person is on vacation," said the property's developer Mitch Meyer, Loopy Ltd., San Antonio.

"Having a product that detects leaking water by sensor detection is something we want to offer to our residents. It's something that will differentiate us from the other luxury properties in the area. The way we look at it, it is something that is imperative, not optional."

Marc Cramer is a Principal with SmartSensor Technologies, Medford, Mass. He can be reached at 781/396-1805.