Response time
Ticket opened to first response.
38 min mediancites 68 ticketsThe walk · CriticalAsset app · pattern of life
Find the valve. Before 2 AM.
Located. Photographed. Placed in 3D.
Our field team walks your client’s building with the CriticalAsset app. Rooms become a 3D model and a plan; shutoffs, panels and risers are photographed and placed where they are. Then the building’s own work orders show its pattern of life.
01 · The 3D replica
LiDAR in. A 3D replica out.
A walk with a LiDAR iPhone or iPad turns rooms into a 3D model and a floor plan. It stays a draft until someone reviews the room joins and any missing areas — then every control, route and work order hangs on it.
- ScanEach room captured with LiDAR on the walk.
- JoinRooms assembled into a floor: a clean white model.
- PlaceRecorded controls marked with orange rings.
- ReviewA draft until the room joins and missing areas are checked by a person.
9 in 10
Nearly nine in 10 liquid damage claims, in FM’s experience, come from buildings with “liquid lines behind finished interiors” — offices, hospitals, hotels, retailers, universities.
Moves CARSAsset graph completeness
02 · Emergency controls & shutoffs
Find a control. Record how to reach it.
On the walk the app asks for each control in turn — water and gas shutoffs, main disconnects and panels, fire risers. Each gets a photo taken on the spot, a room and a place in 3D. What can’t be recorded is recorded as a gap.
The app asks for each control
On the walk the app asks for each control in turn, and each one is photographed where it is. A photo, taken on the spot
Adding a water shutoff starts with a photo taken on the spot. What’s known — and what isn’t
Each emergency control shows what is observed, what still needs review, and what has not been measured. Unknowns recorded, not hidden
A walk is shared with its unknowns included, and office review stays a separate step.
Anatomy of a recorded control
- PhotoTaken on the spot, datedObserved
- RoomFire pump / water service room · basementAssigned
- PositionPlaced in 3D and pinned on the planPlaced
Main water shutoff · H-MPS-5
110 Central Park South · basement
- AccessFire pump / water service room · after-hours role on the access matrixRecorded
- FeedsThe whole property: the single utility-side domestic shutoffRecorded
- Exercise recordExercised 2025-04-09 · drilled to 00:42 against a 01:00 targetRecorded
The walk looks for
- Water shutoffs
Gas shutoffs
Main disconnects & panels
Fire risers & alarm panels
Water heaters
Find it fast. Know its record.
“When hospital personnel attempted to stop the flow, the shutoff valve turned out to be corroded.”
The record shows where each control is, how to reach it and what its valve log says — and anything still unverified stays in plain sight for the client’s team.
Moves CARSAsset graph completeness · Physical access readinessPlaybook step 05 →
03 · Plans
Plans on file. Shutoffs pinned.
Floor plans come from the client’s admin team, or are on file with the building or fire department where available — or the walk captures them floor by floor. Each sheet is scaled and calibrated, rooms are outlined, and every located control is pinned where it is.
Plan sheet · 0. Basement110 Central Park South · New York, NY 1001921 rooms · 112 assets
- Main cellar shutoffBasement
- Fire room main shutoffFire pump / water service room
- Domestic water pumps 01–03Fire pump / water service room
- Main fire riserBasement
- Pressure-reducing valves 01–04Steam mechanical room
Placed assetRoom outlineLeak sensors LDS-01 · PLS-01 · PLS-02
Where the plans come from
- The client’s admin & facilities teamDrawings and plan sets they already hold.
- Building or fire departmentPlans on file, where available.
- The walk itselfCaptured floor by floor with LiDAR.
From sheet to record · the web app’s plan steps
- Rotate & crop
- Scale
- Room outlines
- Equipment
- Compare & accept
Moves CARSAsset graph completenessPlaybook step 03 →
04 · Wire it up
What feeds what. Traced, not guessed.
Routes are recorded for pipes, power conduit and air ducts, traced where they are visible. Measured spans are solid, unknown spans dashed, estimates dotted — and an estimate never counts as a measurement.
Feed map · domestic cold water
How a route is drawn
- SolidMeasured · a surface trace
- DashedUnknown span · shown as a gap
- DottedEstimate · never counted as measured
Which valve stops which floor
| Control | Feeds, as recorded | Evidence |
|---|---|---|
| H-MPS-5 · basement | The whole property · utility-side | Verifiedexercised 2025-04-09 |
| HD-CEL-DOM · cellar header | Six zone branches | Partially verifiedno mid-header section valves |
| ZV-T-MID · tower mid-zone | The high zone above it | Partially verifiedlast exercised 2024-11 |
“Know where the valves are and what they control. The loss associated with leaks can be increased multifold if no one knows how to shut off the water.”
Moves CARSFed-from / fed-to quality · Isolation controlPlaybook step 04 →
Pipe, power conduit or air duct
Routes can be recorded for pipes, power conduit and air ducts, traced where they are visible. Traced along the wall, in 3D
A traced cold-water run: measured spans are solid, unknown spans dashed, estimates dotted. The same run, in plan
The same water run in plan view, with the unknown span still shown as a gap. Every point says how it’s known
Every point on a route says whether it was traced or estimated; estimates never count as measurements.
Every feed link carries the evidence behind it: a drawing, a photo or a trace.
05 · AR room view & work orders
Send someone to the right room.
A ticket or work order opens straight to the room and the asset it’s about, with safety, access and instructions attached. In a room with a saved alignment, the app can show recorded controls in AR, where they were placed.
AR on a saved alignment.
- Needs a saved alignment“View in AR” works in a room scanned with a LiDAR iPhone or iPad, once its alignment is saved and controls are placed.
- No alignment? Still findableThe plan and the 3D model show the way — the AR view is a shortcut, not the record.
- Everything on record, in placeThe view locates a control and shows what’s recorded about it: what feeds it, what it feeds and how to reach it.
TicketRoomAssetPhotos requestedOffice review
The ticket: safety, access, instructions
A field-visit ticket carries safety, access and instructions with it, room by room. The work order opens on the asset
A work order opens straight to the asset it is about, with the photos it asks for. The asset keeps its whole record
Each asset keeps its identity, location, files, maintenance and work orders in one record. Who holds the key travels with the job
Who has the key is part of the record.
Moves CARSPhysical access readiness · Maintenance obligation executionPlaybook step 05 →
06 · Pattern of life
The tickets already know.
Most buildings already log their water trouble in work orders and tickets that nobody reads as a pattern. We bring in that history and compute signals by rules — no model — and every signal cites the tickets behind it.
Water tickets by stacked line and floor · 12 months
Stacked line →
Shows tickets that name a floor and a line. Roof, basement and lobby tickets are counted elsewhere.
How to read the map
- One cellOne stacked line on one floor.
- BrighterMore water tickets in 12 months.
- A bright columnThe same stack, floor over floor — the place to look first on the walk.
The signals · computed by rules · each cites its tickets
Six questions the history answers.
Every signal is arithmetic over the building’s own tickets. Open one and you see the tickets it came from.
Closure discipline
Closed with a note, a cause, a photo — or just closed.
86% closed with a notecites 64 ticketsBacklog age
How long water tickets stay open.
4 open > 30 dayscites 4 ticketsSeasonality
When in the year the water trouble clusters.
Oct–Jan 30 of 68 ticketscites 68 ticketsRecurrence
The same trouble, in the same place, again.
Riser B 3 leak tickets · 90 dayscites 3 ticketsClustering by riser & line
Water requests per stacked line, floor over floor.
Line 04 floors 12–17 · 7 ticketscites 7 ticketsCan’t be computed? It says so. If an export has no first-response times, response time reads “cannot be computed” — never a guess.
Where the history comes from.
AskCFO + IT · Playbook step 07 →
- A work-order exportFrom the system the client already runs.
- A connectionSet up case by case.
- Onboarding work ordersNo system yet? We start one.
RulesNo model
SignalsEach cites its tickets
Moves CARSMaintenance obligation executionTime-series evidence quality
Leak and flow sensors come in through IoT partners, where the client already has them.
0With no dated ticket history on record, CARS’s time-series category scores zero. One export changes that.
Free · no cost, no obligation
Open the door with a free report.
Offer any client a free Emergency Controls Report. We map the building’s floor plans and emergency controls and hand over a report they keep — the first, no-cost move of the loss-control playbook.
- Floor plans, mappedThe client’s existing plans brought into one record — or captured on site, floor by floor.
- Emergency controls locatedWater and gas shutoffs, main disconnects, panels and fire risers — located, photographed and pinned where they are.
- An emergency plan, drafted with their teamWhere each control is, who to call and who holds the keys — prepared with the client’s people and reviewed by ours.
- Theirs to keepThe report as a PDF, with the mapped floor plans. The client owns the data.
You bring the client. We bring the proof.
Send one address. We research the building, start its record and book the free Emergency Controls Report walk — then hand you evidence to take to market.
Sources on this page
- FM — “Simple solutions to prevent liquid damage”, Dr. Louis Gritzo, 2026: the “nearly nine out of 10” liquid damage claims and the corroded hospital shutoff valve.
- AXA XL Risk Consulting — WaterWorks, 2019: “Know where the valves are and what they control.”
Every market source on the site: the Sources list →