Direct Answer
AnyLeak provides roof leak 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.
When water shows up on a ceiling in Metro Vancouver, the entry point on the roof is almost never directly above the stain. Water tracks along sheathing, rafters, insulation and vapour barriers before it finds a place to drip — which is exactly why guessing leads to repeated, costly repairs. AnyLeak.ca has been British Columbia’s leak detection specialist since 1999, and roof leak detection is about finding the real point of entry, not the symptom.
We use non-invasive methods to trace a roof leak to its source so the right area is opened, sealed or repaired the first time. That matters in a coastal-rain climate where a small, undiagnosed roof leak quietly soaks insulation and framing for months.
Why roof leaks are so hard to trace
A roof is a system: membrane or shingles, flashing, penetrations, drains, parapets and the structure beneath. Water can enter at a failed flashing detail and travel several metres before it appears indoors. On flat and low-slope roofs, water can sit in the insulation layer and migrate laterally with no visible path. Pinpointing the entry point means reading moisture and temperature patterns across the whole assembly — not just looking for an obvious hole.
How we detect roof leaks
- Infrared thermal imaging. Wet insulation holds and releases heat differently than dry material. Thermal imaging reveals saturated zones and the path moisture has taken below the surface.
- Drone aerial thermal scans. For large commercial and flat roofs, a drone inspection captures thermal imagery across the entire surface safely, without foot traffic on a fragile membrane.
- Low-voltage / electronic membrane testing. On flat membrane roofs, electronic leak detection finds breaches in the waterproofing by tracing the electrical pathways that water creates.
- Moisture mapping. Calibrated moisture meters confirm the extent of saturation so repairs cover the affected area completely.
- Controlled water testing. Where needed, we replicate rain conditions in stages to confirm the exact entry point before any work begins.
Roof types we work on
Detection methods are matched to the roof:
- Flat & low-slope membrane roofs — see our flat roof leak detection page.
- Commercial & institutional roofs — see commercial roof leak detection.
- Skylights and roof glazing — see skylight leak detection.
- Flashing at walls, chimneys and valleys — see flashing leak detection.
- Sloped residential roofs — shingle, tile and metal, for homes and strata buildings.
Signs you may have a roof leak
- Ceiling or wall stains, especially after heavy Lower Mainland rain
- Bubbling paint, sagging drywall or damp insulation
- Musty odours in upper floors or attic spaces
- Damp patches around skylights, vents, chimneys or parapets
- Daylight or drafts visible in the attic
What to expect
Our leak detection process starts with a conversation about the symptoms and history, an on-site assessment with the right tools for your roof, and a clear report identifying the entry point and the affected area. When you’re dealing with an insurer, our documentation supports insurance claims. Once the source is confirmed, the appropriate sealing or repair can be carried out with confidence.
Where we work
We provide roof leak detection across Metro Vancouver, the Lower Mainland, the Fraser Valley, the Sunshine Coast, Vancouver Island and the Okanagan. See the full list of service areas on our areas we cover page.
Frequently asked questions
Can you find a roof leak without removing the roof? Yes. Our methods are non-invasive — we locate the entry point and the extent of moisture before anything is opened up, so repairs are targeted rather than exploratory.
Do you scan flat commercial roofs? Yes. Drone thermal scans and electronic membrane testing are well suited to large flat and low-slope roofs.
My ceiling stain is far from any roof penetration — can you still help? That’s the norm. Water travels, and tracing the real entry point is exactly what roof leak detection is for.
Do you provide documentation for strata or insurance? Yes — a clear written report with findings supports strata records and insurance claims.
To book roof leak detection anywhere in BC, call (604) 269-5325 or request an assessment.
A Closer Look at This Service
The most expensive leak is the one that was never located. Exploratory openings, repeated drywall repairs, and months of a running meter all cost more than a single professional investigation with an exact answer.
Every city in British Columbia presents its own combination of soil, climate, construction stock, and water systems, and detection work has to respect those differences. The plan is built accordingly.
A professional investigation does not end with a verbal summary. It ends with a written report, and that report is the point of the exercise: a document that carries the finding, the evidence, and the guidance to the repair.
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 third mistake is assuming the leak is in the same room as the stain. Water travels along structure for surprising distances, and the visible stain is almost never the source. The investigation traces the path before any repair is planned.
What This Costs
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.
Pricing for this service in British Columbia depends on the scope of the investigation: the systems to be tested, the size of the property, and whether the finding is confirmed with a second method. A fixed quote is provided before any work begins, so there are no surprises on the invoice.
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.
The report produced after a this investigation investigation is written with insurers in mind. It documents the cause, the extent, the methods used, and the readings taken, so the adjuster has everything needed to process the claim.
What the Report Includes
Reports are dated and structured so that any licensed contractor can take the marked location and proceed directly to the repair. They are also accepted by insurers, engineers, property managers, and, when needed, in dispute processes.
You keep the report. It documents the finding, the condition at the time of the investigation, and the guidance for the repair, which is useful for warranty, insurance, and future reference.
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 before the damage becomes visible if the meter is moving with everything off. That reading is the earliest and cheapest moment to act, and acting early is what makes the repair small.
How to Prepare the Property
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.
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.
★★★★★
"Our flat roof developed a leak, and Anyleak responded quickly. They completed a temporary repair right away."
Sorin Silivestru
Google Review