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.
AnyLeak provides non-invasive leak detection for commercial strata buildings and office condominium complexes across British Columbia, locating water entry in common-property envelopes, parking structures, mechanical rooms, and shared service lines without disrupting tenant operations. Commercial strata buildings concentrate shared infrastructure in dense ceiling plenums, below-grade parking, and exterior walls exposed to weather — conditions where undetected leaks threaten the building envelope, cause mold growth, trigger structural repairs, and create strata corporation liability. Since 1999 we have helped BC commercial strata operators and property managers pinpoint sources precisely so remediation is targeted and special levies stay reasonable.
Common-Property Envelope Leak Detection
Commercial strata buildings carry exterior walls, roofs, and curtain systems that develop water entry points over time. AnyLeak uses thermal imaging, moisture mapping, and acoustic methods to locate envelope leaks from the interior without removing finishes or drilling the exterior, providing strata managers and restoration consultants with precise source identification for targeted repair.
Parkade and Below-Grade Structure Leaks
Underground parking structures and below-grade common areas experience seepage through post-tensioned slabs, failed waterproofing membranes, and foundation walls. AnyLeak uses ground-penetrating radar and infrared thermography to map active water entry in parkade floors and walls, distinguishing active leaks from old staining so remediation targets only current sources.
Mechanical Room and Building Service Leaks
Commercial strata buildings carry chilled-water loops, fire suppression mains, and domestic water distribution in shared mechanical rooms whose failures can damage common-property finishes and tenant units below. AnyLeak locates mechanical-room leaks using acoustic correlation and thermal imaging, working within tenant-coordination and maintenance windows.
Strata Property Manager and Insurance Documentation
Strata managers coordinate leak assessments and insurance claims on behalf of the strata corporation. AnyLeak delivers written reports suitable for insurer review, engineering consultants, and strata board decision-making — including source location, severity ranking, moisture readings, and remediation cost estimates — so the strata corporation has the documentation needed to authorize repair and manage the claims process.
Information That Helps a Commercial Strata Assessment
- Affected area: common-property, parkade, mechanical, or envelope section
- Water-usage trend or moisture readings showing the problem scale
- Building drawings (mechanical, structural, envelope) if available
- Recent tenant complaints or insurance claims related to water
- Access constraints and preferred scheduling (evenings, weekends)
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
Can you investigate the parkade without closing it to vehicles?
In most cases, yes. Non-invasive thermal and moisture scanning works in occupied parkades. Where specific sections need isolation briefly for closer inspection, we schedule it during low-traffic windows with building management.
Do you provide reports in a format strata insurers expect?
Yes. Our reports include source identification, moisture readings, photographic evidence, severity ranking, and prioritized repair recommendations — the format strata insurers and engineering consultants typically require for claims and repair authorization.
Can you find the source of a leak that's showing up in a tenant unit below?
Usually, yes. Water often travels far from its entry point. We trace the moisture gradient from the affected unit up through ceiling cavities, mechanical chases, and common-property spaces to locate the original leak source, not just where the water arrived.
How much does a commercial strata leak assessment cost?
We provide a scope estimate in advance. Cost varies with the area affected and the methods required, typically ranging from $1,200 to $4,000 for a single building assessment. Contact us at (604) 269-5325 for a quote.
Service Areas We Cover for Strata in BC
Metro Vancouver
- Strata Leak Detection in Vancouver
- Strata Leak Detection in Burnaby
- Strata Leak Detection in Richmond
- Strata Leak Detection in Surrey
- Strata Leak Detection in Delta
- Strata Leak Detection in Langley
- Strata Leak Detection in Coquitlam
- Strata Leak Detection in New Westminster
- Strata Leak Detection in Port Moody
the Fraser Valley
- Strata Leak Detection in Abbotsford
- Strata Leak Detection in Chilliwack
- Strata Leak Detection in Maple Ridge
- Strata Leak Detection in Pitt Meadows
- Strata Leak Detection in Mission
- Strata Leak Detection in Aldergrove
Vancouver Island
- Strata Leak Detection in Victoria
- Strata Leak Detection in Nanaimo
- Strata Leak Detection in Duncan
- Strata Leak Detection in Campbell River
- Strata Leak Detection in Courtenay
- Strata Leak Detection in Comox
- Strata Leak Detection in Parksville
- Strata Leak Detection in Qualicum Beach
- Strata Leak Detection in Tofino
- Strata Leak Detection in Ucluelet
- Strata Leak Detection in Sooke
- Strata Leak Detection in Colwood
- Strata Leak Detection in Langford
- Strata Leak Detection in Metchosin
- Strata Leak Detection in Port Alberni
the Okanagan
- Strata Leak Detection in Kelowna
- Strata Leak Detection in Kamloops
- Strata Leak Detection in Vernon
- Strata Leak Detection in Penticton
- Strata Leak Detection in Osoyoos
- Strata Leak Detection in Revelstoke
- Strata Leak Detection in Salmon Arm
- Strata Leak Detection in Armstrong
- Strata Leak Detection in Enderby
- Strata Leak Detection in Princeton
- Strata Leak Detection in Nelson
- Strata Leak Detection in Castlegar
BC
- Strata Leak Detection in Cranbrook
- Strata Leak Detection in Fernie
- Strata Leak Detection in Sparwood
- Strata Leak Detection in Kimberley
- Strata Leak Detection in Trail
- Strata Leak Detection in Golden
- Strata Leak Detection in Prince George
- Strata Leak Detection in Prince Rupert
- Strata Leak Detection in Terrace
- Strata Leak Detection in Kitimat
- Strata Leak Detection in Fort St. James
- Strata Leak Detection in Fort Nelson
- Strata Leak Detection in Quesnel
- Strata Leak Detection in Vanderhoof
- Strata Leak Detection in McBride
- Strata Leak Detection in Burns Lake
- Strata Leak Detection in Dawson Creek
- Strata Leak Detection in Fort St. John
- Strata Leak Detection in Chetwynd
- Strata Leak Detection in Hudson’s Hope
- Strata Leak Detection in Atlin
A Closer Look at This Service
The cost of finding a leak is small compared to the cost of the damage it causes. A month of undetected leaking can wet insulation, rot framing, wash soil, and attract mould in the time it takes to book an inspection.
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 most common mistake is waiting: waiting for the stain to dry, waiting for the bill to settle, waiting for the leak to announce itself. Water does not wait, and every week of waiting grows the repair scope.
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.
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
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
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.
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 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.
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.
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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