Direct Answer
AnyLeak provides condo leak inspection 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.
Residential floors over shops and restaurants create leak problems neither a pure condo nor a pure commercial building has: a suite leak drips into a restaurant ceiling, grease-line and sprinkler systems thread through residential levels, and responsibility can straddle separate air-space parcels. AnyLeak.ca works both sides of that line, pinpointing sources with minimal disruption to businesses below and residents above — since 1999.
Mixed-use leak scenarios
- Residential plumbing over commercial ceilings — locating which suite and which line before opening a tenant’s ceiling; see ceiling leak detection.
- Podium transitions where the residential tower meets the commercial roof/amenity deck — see podium leaks.
- Shared risers and valves serving both uses — see riser leaks.
- Commercial kitchens and floor drains below suites — drain testing separates stack leaks from supply leaks.
- Parkade levels under both uses — see parkade leak detection.
Why timing and documentation matter more here
A closed restaurant is lost revenue, so we schedule scans around business hours and pinpoint before any ceiling opens. Where buildings are split into air-space parcels or separate sections, our written report ties the leak to a location — the fact both sides need for fair cost allocation; see dispute-ready documentation.
FAQ
Can you work outside retail hours? Yes — scans are scheduled by appointment around tenant operations.
Who hires you — the strata or the commercial owner? Either; the report serves both. Start at the condo hub or call (604) 269-5325 / request an assessment.
A Closer Look at This Service
Water follows gravity, the path of least resistance, and the buried corridor it sits in, which is why the stain you see is almost never directly above the leak. Understanding where water travels is the entire basis of professional detection work.
The best detection work is done by people who have seen the region’s buildings and buried systems fail in every common way. That experience is what turns a set of readings into a confident, cross-verified answer.
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
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.
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
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.
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 the indicator is persistent, when it repeats after a repair, or when it is accompanied by a second indicator. A single passing event can be a coincidence; a pattern is a leak.
Call when a decision needs documentation: an insurance claim, a real estate transaction, a strata dispute, or a warranty process. Those decisions run on evidence, and the evidence has to exist before the deadline.
How to Prepare the Property
Clear access to the meter, the main shut-off, the water heater, and the areas showing indicators speeds the investigation. A cleared path saves the technician’s time, which is your time on the quote.
Clear access to the meter, the main shut-off, the water heater, and the areas showing indicators speeds the investigation. A cleared path saves the technician’s time, which is your time on the quote.
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.
★★★★★
"We had a roof leak at our warehouse and they were great to work with. They came out quickly and found the problem."
Christo Sypsas
Google Review