Direct Answer
AnyLeak provides leak and moisture detection services in British Columbia using non-invasive methods — acoustic correlation, tracer gas, thermal imaging, and moisture metering — to find leaks without digging or damage. Every inspection includes a written, insurance-ready report. Call (604) 269-5325 for a free phone consult.
🔄 Reviewed and maintained by the AnyLeak team — October 2026. Rated 5 stars by BC customers.
Concrete Moisture Scanning in BC
Non-destructive moisture scanning of concrete slabs — for flooring readiness, leak investigation, and condition assessment.
Insurance-Friendly ReportsServing All of BC
Why This Scan Matters
Concrete moisture matters for several reasons: new slab moisture is critical for flooring installation (most adhesives and finish systems specify maximum slab moisture); existing slab moisture indicates leaks or condensation issues; and slab moisture affects scanning quality (wet slab attenuates GPR signal). Non-destructive moisture scanning lets us assess all three without coring.
We use calibrated moisture meters (capacitance-based surface meters and where required, in-situ RH probes per ASTM F2170) and combine readings with thermal imaging for pattern assessment. Results are reported with calibration documentation, suitable for flooring-installer sign-off, insurance claims, and condition assessment.
Common BC application: new slab flooring readiness, post-flood slab assessment, condensation pattern documentation, and pre-renovation moisture mapping.
Key points at a glance
- Calibrated capacitance meters and in-situ RH probes
- ASTM F2170 in-situ RH procedure
- Flooring readiness verification
- Post-flood and condensation assessment
- Pre-renovation moisture mapping
- Documentation for flooring sign-off and claims
What We Detect Inside the Concrete
Concrete is rarely “just concrete.” Modern slabs in BC carry a tight grid of structural steel, electrical conduits, water lines, low-voltage cabling, and — in post-tensioned construction — high-tension cables that will fail catastrophically if cut. Our scans map every embedded element before any drilling, coring, or cutting begins.
Reinforcing Steel (Rebar)
#3 through #11 bars mapped by size, depth, and spacing. We mark the actual rebar positions on the surface so your crew can drill between bars, not through them.
Post-Tension Cables
Stressed PT tendons (often 270 ksi) are located and clearly flagged. Cutting one causes a violent recoil that can destroy a slab section and seriously injure workers — never drill blind in a PT slab.
Electrical & Low-Voltage Conduit
EMT, rigid, and PVC conduits up to 4″ trace routing across the slab. We identify branch lines, expansion fittings, and pull-box locations.
Domestic & Hydronic Water Lines
Copper, PEX, and embedded radiant-heating loops located non-destructively. We can also pressure-trace any line you suspect is leaking.
Voids, Honeycomb & Delamination
Hidden voids under the slab, honeycombing inside the pour, and delamination layers detected with GPR + impact-echo cross-check.
Slab Thickness & Cover
Verify slab thickness from one side, measure rebar cover for code compliance, and confirm pour quality before structural sign-off.
Common Scenarios We Solve On This Page
Flooring readiness
Moisture meets adhesive spec
Post-flood assessment
Drying progress documentation
Condensation pattern
Thermal + moisture pattern map
Pre-renovation
Moisture baseline for scope
Flooring failure dispute
Moisture documentation
Who Books This Type of Scan
Flooring installers commission moisture testing for installation sign-off.
Restoration contractors use moisture data during drying.
Property owners book moisture scans for condition assessment.
Insurance adjusters use moisture documentation for claims.
Our Concrete Scanning Process — Step by Step
1. Pre-scan briefing
Before we step on site we want your drawings, photos, the exact intent (“I need to core eight 4″ holes through this 8″ suspended slab”), and any constraints — live wiring, occupied tenant space, sensitive equipment below. A 5-minute call almost always saves a costly surprise.
2. Site walk & grid layout
On arrival the technician confirms safe access, marks a working grid (typical 1×1 m or 1×1 ft), and photographs baseline conditions. If the slab is dirty or coated we sweep and may light-sand to ensure good antenna contact.
3. GPR scanning passes
We run an orthogonal grid with our 1600/2000 MHz concrete antenna — one set of lines in the X-direction, one in the Y. The real-time image is reviewed on screen; hits are paint-marked on the slab directly as the survey progresses.
4. Verification & cross-check
For high-stakes work (PT slabs, deep cores, occupied buildings below) we cross-verify with a secondary method — electromagnetic locator, half-cell, or impact-echo — to remove false positives and pin down depths.
5. Marking, photos & report
Every embedded element gets a colour-coded mark on the slab (red = PT, blue = rebar, green = conduit, yellow = water/hydronic). Before we leave you receive on-site photos and, on the next 1-2 business days, a stamped PDF report with annotated drawings.
6. Standby for drilling/coring
For complex jobs we stay on site while your contractor drills the first 1-2 holes, so any unexpected reading can be addressed in real time. Once we’re confident, we hand off and you continue safely.
Equipment We Bring on a Concrete Scan
| Instrument | What It Sees | When We Use It |
|---|---|---|
| GSSI StructureScan Mini XT / Proceq GP8000 | Rebar, PT cables, conduits to ~18″ depth; voids; slab thickness | Default tool on every scan |
| 1600 MHz & 2600 MHz antennas | High-resolution imaging of upper 8″ of slab | Shallow drilling, tile/topping work |
| Electromagnetic locator (Hilti PS 1000-style) | Confirms ferrous rebar & conductive conduit | Cross-check on critical hits |
| Cover meter (Proceq Profometer) | Precise rebar diameter & cover depth | Code-compliance reports |
| FLIR T-series thermal | Hydronic loops, hot/cold lines, moisture | Radiant-heat slabs, suspected leaks |
| Impact-echo / ultrasonic (Olson, Pundit) | Voids, delamination, slab thickness from one side | Structural assessments |
| Acoustic correlator & pressure rig | Active water-line leak location through slab | Concrete-encased leak hunts |
Every instrument is calibrated and traceable. Calibration certificates can be supplied with the report on request — useful for tenders, insurance claims, and government work.
What Does a Concrete Slab Scan Cost in BC?
Concrete scanning is priced by the technician’s time and the scope of marking required. As a guide for budgeting:
- Small single-area scan (one room, 1-2 cores) — typically a half-day rate, suitable for residential or single-suite work.
- Medium scope (full floor plate, multiple drill zones) — full-day rate; includes orthogonal grid, marking, and PDF report.
- Multi-floor or PT slab survey — quoted by floor area; PT slabs require additional verification time.
- Stand-by during drilling — hourly add-on; recommended for any post-tension or occupied-suite work below.
- After-hours / weekend work — premium quoted upfront; common for retail and hospital scans where daytime access isn’t possible.
Every quote is itemised and emailed before we mobilise. There are no junk fees, no minimum subscriptions, and no surprise add-ons. Get an honest number at (604) 269-5325.
BC Building Code & Worksite-Safety Context
WorkSafeBC and the BC Building Code don’t mandate a concrete scan by name — but they do mandate that you not cut, drill, or core into a structural slab without first verifying what’s inside. Scanning is the standard of care, and any competent general contractor or strata council will expect to see scan documentation before drilling proceeds.
For post-tensioned slabs the bar is higher still: cutting a PT cable is treated as a near-miss safety incident even when no one is injured. Most municipalities (City of Vancouver, City of Burnaby, City of Surrey, District of West Vancouver, City of Victoria) will ask to see a scan report as part of any tenant-improvement permit involving slab penetrations.
Our reports include the technician’s name, scan date, equipment used, slab area covered, and a marked drawing. That documentation is enough for almost every permit, insurance, and warranty conversation in BC.
Service Areas Across British Columbia
We mobilise to Vancouver, Burnaby, Surrey, Richmond, Coquitlam, North Vancouver, West Vancouver, Delta, Langley, Maple Ridge, New Westminster, Port Coquitlam, Port Moody, White Rock, Abbotsford, Chilliwack, Mission, Squamish, Whistler, Victoria, Nanaimo, Kelowna, Kamloops, Prince George, and most BC communities in between. For a full list see our service areas hub.
Outside the Lower Mainland we typically batch concrete-scan work with other inspections to keep mobilisation fair. Call (604) 269-5325 with your address and timeline and we’ll quote travel honestly.
Why BC Property Owners Choose AnyLeak for Concrete Scanning
- Since 1999 — over two decades of BC concrete work, from heritage West-End buildings to modern high-rises in Yaletown and Burnaby.
- One responsible technician per job — no junior left alone with your slab. Senior leads run every PT and high-risk scan personally.
- Written, stamped reports — every scan ends with annotated drawings, photos, and notes your contractor, architect, or insurer can act on.
- Insurance-friendly documentation — adjusters across BC accept our reports as expert evidence for water-loss, structural, and pre-renovation claims.
- BC-wide coverage — Vancouver, Fraser Valley, Sea-to-Sky, Vancouver Island, Okanagan, Kootenays, and Northern BC. Travel charges are quoted upfront, never hidden.
- Standby during drilling — for high-risk cores we stay on site through the first holes so any anomaly can be re-scanned on the spot.
Frequently Asked Questions
How long does a typical concrete slab scan take?
A single small area (one room, two or three core locations) typically takes 1-2 hours on site. A full floor plate with multiple drill zones is usually a half- to full-day. We give you a time estimate with the written quote so there are no surprises on invoicing.
Can you scan through tile, vinyl, or floor coverings?
Yes for most thin coverings — ceramic tile, vinyl, sheet flooring, and thin epoxy don’t significantly degrade the signal. Thick carpet pad and certain insulated overlays may require partial removal in the scan zone. We assess access during the pre-scan call.
Will the scan damage my floor, finish, or any equipment?
No. GPR is completely non-destructive — the antenna rolls across the surface like a small cart. There is no radiation hazard, no marks left on the floor (we use water-removable paint or chalk), and no risk to nearby equipment.
What documents will I receive after the scan?
You receive on-site photos of every marking the day of the scan and a stamped PDF report on the next 1-2 business days. The report includes an annotated floor plan, equipment used, slab area covered, technician notes, and depth ranges for every flagged element.
Is the report acceptable for insurance and permits?
Yes. Our reports are accepted as expert evidence by every major Canadian insurer and by every BC municipality we’ve worked with for tenant-improvement and renovation permits involving slab penetrations.
Can you stand by during the drilling or coring?
Yes, and we strongly recommend it for any post-tension slab or any work where the consequence of a hit would be severe. The stand-by rate is hourly and lets us re-scan any anomaly in real time.
Book This Scan
Speak with a senior technician about your concrete-scan requirements. We provide upfront quotes, written scope, photo/PDF deliverables, and reports your contractor, architect, or insurer can act on.
Written reportsInsurance accepted
A Closer Look at This Service
The cost of finding a leak is small compared to the cost of the damage it causes. A month of undetected leaking can wet insulation, rot framing, wash soil, and attract mould in the time it takes to book an inspection.
A city’s building code, its typical construction era, and its soil behaviour all leave their fingerprints on the leaks it produces. Reading those fingerprints is what makes an investigation accurate on the first visit.
The investigation is a quiet, methodical process. Instruments are calibrated on site, readings are recorded, and the technician explains what each step is looking for. There is no demolition, no noise beyond the instruments, and no mess left behind.
How the Investigation Is Delivered
Every investigation follows the same disciplined sequence: consultation, survey, testing, cross-verification, marking, and documentation. The sequence is deliberate, and each step builds on the last.
- Step 1: Consultation to understand the situation and the history
- Step 2: Site survey and indicator mapping
- Step 3: Testing of the suspected systems with matched methods
- Step 4: Cross-verification of the finding
- Step 5: Marking and documentation
- Step 6: Written, dated report
The second most common mistake is repairing the symptom. Patching the drywall, repainting the ceiling, or sealing the visible crack does not stop the water; it hides it. The water finds the next weak point, and the pattern repeats.
What This Costs
Most property-level investigations in British Columbia are quoted as a fixed fee once the situation is understood. The quote covers the technician’s time, the instruments, the investigation, and the written report.
The comparison that matters is not detection cost versus no cost; it is detection cost versus the cost of an undetected leak. One targeted repair, guided by an exact location, almost always costs less than exploratory work and repeated damage.
Insurance and Documentation
The report also protects the policyholder. When the cause is documented at the time of the loss, there is no later dispute about what was found, when it was found, or what the condition was.
Insurance claims fail most often because of missing documentation. A dated, photographed, method-by-method report removes that failure point and gives the adjuster a professional document they can rely on.
What the Report Includes
The report is written in plain language first and professional language second. Owners read the conclusion and the cause; contractors and adjusters read the method notes and the readings. Both are in the same document.
The written report is the deliverable that separates professional detection from a good guess. It includes the confirmed location, the depth where applicable, the readings, the photographs, the methods used, and an interpretation of the cause and contributing factors.
When to Call
Call when a repair contractor cannot find the source. Blind replacement of pipe, membrane, or roofing is expensive, and it fails when the true cause is elsewhere. The investigation answers the question the contractor could not.
Call when a repair contractor cannot find the source. Blind replacement of pipe, membrane, or roofing is expensive, and it fails when the true cause is elsewhere. The investigation answers the question the contractor could not.
How to Prepare the Property
The best preparation is information: when the issue started, what changed around that time, what the weather did, and what has already been tried. That history is often more valuable than any instrument.
Nothing else needs to be done. The investigation does not require demolition, preparation of the systems, or any work on your part beyond access. Showing up with the history is the whole preparation.
Common Questions
Is this service non-invasive?
Yes. Every method used works from the surface and leaves no marks. Nothing is cut, dug, or permanently marked during the investigation.
How accurate is the location?
With cross-verified methods, locations are typically within a metre or less, and slab locations within inches.
Is the report useful for insurance?
Yes. The report documents the cause, the extent, the methods used, and the readings, structured for claims and engineering review.
How long does an investigation take?
Most property-level investigations complete within a day, and the written report follows within one to two business days.
Do you repair leaks?
No. Detection and documentation are the service. The report guides the repair contractor to the exact location.
What does this cost?
The quote is fixed before work begins, based on the scope defined in the free consultation. What you are quoted is what you pay.
Call (604) 269-5325 or email info@anyleak.ca for a free consultation. The report is dated, documented, and written to the standard insurers and engineers expect.
★★★★★
"I recently hired AnyLeak for leak repairs on my roof and deck canopy, and I couldn't be happier with the results."
Trevor Houston
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