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.
Few situations strain a strata like water crossing a unit boundary: the downstairs owner has damage, the upstairs owner sees nothing, and the council is asked to assign costs without facts. The fix is not argument — it’s evidence. AnyLeak.ca determines which suite, which system and which line the water comes from, and documents it. Since 1999.
How water crosses units
- Through floor assemblies — fixture and drain connections above a neighbour’s ceiling; see ceiling leaks.
- Along party walls in townhouses and apartments alike.
- Down shared shafts and chases from a higher floor — see riser leaks.
- From common-property systems (envelope, roof, sprinkler) masquerading as a neighbour problem.
The investigation
We scan the affected areas with thermal imaging, map moisture, then test the candidate sources upstairs one at a time — supply lines under pressure, drains with controlled flow, fixtures individually. The result is a written finding: source unit, source system, moisture extent. That single document de-escalates most disputes; see dispute-ready documentation and who is responsible.
FAQ
Can you inspect a suite whose owner disputes being the source? Access is arranged through the council/manager under the strata’s authority; our role is neutral fact-finding.
What if the source is common property? Then the report shows that — owners shouldn’t pay for a building-system leak; see insurance documentation.
Water crossing units? Call (604) 269-5325 or request an assessment.
A Closer Look at This Service
Hidden water is the most common source of expensive damage in British Columbia homes and buildings. It works silently for weeks or months, and by the time it becomes visible, the repair bill is measured in thousands rather than hundreds.
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.
You do not need to prepare anything except access to the relevant areas. The technician will ask where the indicators are, which systems have been worked on, and what the history shows, and the answers shape the plan.
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
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.
Every property is different, which is why pricing follows the investigation plan rather than a menu. The free consultation defines the scope, and the fixed quote follows it. What you are quoted is what you pay.
Insurance and Documentation
For BC policyholders, the practical value is speed: the claim starts with the report already in hand, instead of weeks of back-and-forth while the insurer tries to establish what happened.
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 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.
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.
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.
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
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