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.
AnyLeak provides the specialist leak detection and moisture-survey input that supports building condition assessments (BCA) and capital-planning reserve studies for BC commercial, institutional, and strata properties. A building condition assessment that informs multi-year capital budgets needs an objective picture of active water intrusion in the envelope, plumbing distribution, roofing, and below-grade structure — information that surface inspection alone cannot provide. Since 1999 we have delivered non-invasive moisture surveys and source documentation that engineering consultants, property managers, and strata corporations fold into their condition assessments and depreciation reports.
Moisture and Envelope Survey for Capital Planning
A building condition assessment that drives a capital plan must distinguish cosmetic staining from active envelope water entry that will accelerate deterioration if deferred. AnyLeak surveys building envelopes using infrared thermography, calibrated spray testing, and moisture meters to identify active water entry zones and their extent, giving the assessor the objective moisture data needed to rank envelope repairs accurately within the capital plan.
Plumbing and Mechanical Distribution Condition Input
Concealed plumbing and mechanical distribution failures are a common driver of unbudgeted capital spending. AnyLeak uses acoustic correlation and drain camera inspection to identify active distribution leaks and drain-system defects that a visual assessment cannot detect, providing the condition input needed so the capital plan reflects the true state of concealed wet services rather than assuming they are sound.
Roofing and Below-Grade Structure Assessment
Roof membrane saturation and below-grade waterproofing failure are high-cost capital items where accurate current-condition data materially affects budgeting. AnyLeak maps roof moisture with infrared thermography and below-grade water entry with thermal imaging and GPR, documenting the extent of active saturation so the assessor can scope roofing and waterproofing capital items on evidence rather than estimate.
Reporting for Reserve Studies and Depreciation Reports
AnyLeak delivers moisture-survey reports formatted to integrate with reserve studies and BC strata depreciation reports, including source identification, extent mapping, severity ranking, and photographic documentation. Our reporting is compatible with the condition-documentation requirements of building-envelope consultants and reserve-study providers, so the leak detection findings flow directly into the capital-planning deliverable.
How Leak Detection Strengthens a Condition Assessment
- Confirms whether visible staining represents active or historical water entry
- Quantifies the extent of roof and below-grade moisture for accurate budgeting
- Reveals concealed plumbing and drain defects a visual survey misses
- Ranks water-related repairs by severity for capital prioritisation
- Provides photographic and measurement evidence for reserve-study records
Why BC Organizations Choose AnyLeak
- Non-invasive acoustic, thermal, GPR, and tracer-gas methods — no unnecessary demolition
- Certified leak detection specialists serving BC since 1999
- Written reports for engineering, insurance, procurement, and capital-planning use
- Metro Vancouver, Fraser Valley, Victoria, Kelowna, Kamloops, and across BC
Contact AnyLeak at (604) 269-5325 or info@anyleak.ca to request an assessment or proposal.
Frequently Asked Questions
How does leak detection fit into a building condition assessment?
It supplies objective moisture and source data the assessor cannot obtain by visual inspection, so water-related capital items are scoped and ranked on evidence rather than estimate.
Can your reports be used in a strata depreciation report?
Yes. Our moisture-survey reports are formatted to integrate with reserve studies and BC strata depreciation reports, with source identification, extent mapping, and photographic documentation.
Do you work directly with building-envelope consultants?
Yes. We frequently work as a specialist subcontractor to engineering and envelope consultants, delivering data in their required formats.
Is the assessment a guarantee of future condition?
No. Our survey documents the conditions observed on the day of investigation using non-invasive methods. It is not a warranty of future performance.
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.
Local knowledge matters because the same symptom can point to completely different causes in different cities. The interview, the property history, and the site conditions are always weighed together before any instrument is deployed.
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
A fourth mistake is hiring a repair contractor to find the leak. Contractors are paid to repair, and their interest is in the work, not in the precision of the location. An independent detection team has no repair to sell, only an answer to deliver.
What This Costs
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.
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
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.
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
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.
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.
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
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.
Related Services and Locations
The same standards apply across every service and every community we serve. The links below point to the service pages, city pages, and the site resources most relevant to this topic.
- Water Leak Detection Services in BC
- Underground Water Leak Detection
- Hydrostatic Pressure Testing
- Building Envelope Leak Detection
- Moisture Detection
- Our Guarantee
- How Leak Detection Works
- Reviews
- Contact AnyLeak
Internal links help visitors move between related services and communities, and they help search engines understand how the site’s pages relate to each other.
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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