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.
Bathrooms cause more between-unit water damage than any other room in a condo: a failed shower pan, a hairline grout path, a weeping supply stop or a drain connection loosened by years of use — all of it sitting directly above a neighbour’s ceiling. AnyLeak.ca pinpoints which bathroom component is leaking without demolishing the room to find out. Since 1999.
The usual bathroom suspects
- Shower pans and curbs — membranes fail at corners and drains; flood-testing the pan isolates it.
- Tile and grout paths — water through grout reaching unprotected backing.
- Supply connections — fixture stops, faucet bodies, in-wall valves; acoustic and thermal checks find pressurized weeps.
- Drain connections — tub shoes and trap joints that leak only with flow; see drain & stack leaks.
- Fixture seals — wax rings and base connections wetting the subfloor.
Component-by-component testing
We test each candidate separately — pan flood, controlled spray on walls, supply pressure observation, drain flow — while monitoring the ceiling below with thermal imaging and moisture meters. The finding names the failed component, so the repair is one trade and one opening; the report supports insurance and cost allocation for the between-unit conversation.
FAQ
The ceiling below stains only some days — why? Usage-dependent leaks (pan, drain) follow shower habits; that pattern is itself diagnostic.
Can you test without removing tile? Yes — testing is non-destructive; tile comes up only after the source is proven.
Bathroom suspect? 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.
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 technician works methodically through the checklist, explaining each step as it happens. Questions are welcome at every stage, and the approach is adjusted when the evidence points in a new direction.
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.
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.
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.
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.
What the Report Includes
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.
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.
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
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.
If there is an active leak, the priority is containment: shut off the water at the fixture or main if it can be done safely, move valuables away, and photograph the scene. The technician can be guided by phone while en route.
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
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