Direct Answer
AnyLeak provides leak and moisture detection services in Burnaby 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.
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A water bill that suddenly jumps well above your normal usage is one of the first signals many Burnaby homeowners notice before they see or hear any actual leak. Because Burnaby’s housing stock ranges from post-war bungalows to newer towers sitting on a mix of older and modern water mains, a spike doesn’t automatically mean the same thing for every property. The good news is that most spikes have a straightforward explanation, and there’s a logical order to work through before assuming the worst.
This guide walks through how to read a spike correctly, rule out the common household causes first, and recognize when the pattern actually points toward an underground or in-wall leak worth investigating properly.
Start With the Simple Explanations
Before assuming a hidden leak, check the obvious culprits. An irrigation timer that’s stuck on, a sprinkler zone left running longer than intended, or a garden hose left dripping can easily add hundreds of litres a day without anyone noticing. Inside the house, a running fixture is one of the most common causes of a bill spike — a worn flapper valve can silently waste water around the clock while making almost no noise.
It’s also worth checking whether your household usage genuinely changed. Guests staying over, a new dishwasher or washing machine, or filling a pool or hot tub can all explain a temporary increase that has nothing to do with a leak.
How to Read Your Meter
Your water meter is the most reliable diagnostic tool you already own. With everything in the house turned off — no taps running, no dishwasher or laundry cycling, no irrigation active — check whether the meter’s leak indicator (often a small triangle or dial) is still moving. If it is, water is flowing somewhere even though nothing should be using it.
A useful follow-up is to note the meter reading, avoid using any water for one to two hours, and check it again. Any measurable change during that window means water is escaping somewhere on your side of the meter.
When a Spike Points to Something Underground
If you’ve ruled out fixtures, irrigation, and changes in household use, and the meter test still shows movement, the next question is where. Burnaby’s building stock includes a wide range of service line ages, and older post-war properties in particular can have supply lines that have simply reached the end of their service life. A spike that persists across multiple billing cycles, especially without any visible wet patch, is a classic sign of an underground leak rather than a fixture problem.
This is also the point where guessing becomes expensive. Digging based on a hunch, or waiting to see if it gets worse, usually costs more time and money than getting an accurate location first.
Why Burnaby’s Terrain Makes Confirmation Important
Burnaby’s rolling terrain sits over glacial till, with low-lying ground near Still Creek that tends to hold moisture longer than higher ground. That matters because a damp patch of lawn or a soft spot near a foundation isn’t always where the leak actually is — water can travel along denser soil layers or follow a trench line before surfacing well away from the pipe itself.
Because of this, we don’t rely on a visible wet spot to confirm a leak in Burnaby. We use leak-noise correlation, which pinpoints the leak location by timing the sound of escaping water between two points on the line, giving a far more accurate location than surface signs alone.
Quick Checks Before You Call Anyone
- Turn off every fixture and appliance, then watch the meter’s leak indicator for movement
- Add a few drops of food colouring to the fixture tank and check the bowl 15 minutes later for colour
- Walk the property for damp patches, unusually green grass, or a warm spot on pavement in cold weather
- Compare this month’s bill to the same month last year, not just last month
- Check outdoor hose bibs and irrigation valves for drips or a timer stuck in the ‘on’ position
Related Resources
Frequently Asked Questions
How much of a jump in my bill counts as a real spike?
There’s no single number, since household size and season both matter, but a doubling of your normal usage without a clear explanation (guests, a filled pool, extra laundry) is generally worth investigating. Comparing against the same month in a prior year gives a more accurate baseline than comparing to last month alone.
Can a leak inside the house cause the same kind of spike as an underground one?
Yes. A running fixture or a slow leak behind a wall can raise your bill just as much as a leak in the service line. That’s why the meter test is the first step — it tells you whether water is escaping somewhere on your property before you spend time deciding where to look.
Is it normal for my bill to be higher in summer?
Yes, seasonal irrigation and outdoor water use typically raise bills through the drier months. The concern is a spike that doesn’t match the season, or one that continues into a period when outdoor use should be tapering off.
Have a question about what you’re seeing? Call AnyLeak at (604) 269-5325 or email info@anyleak.ca — non-invasive leak and moisture detection across British Columbia since 1999.
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.
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.
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 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.
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.
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 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.
What the Report Includes
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.
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 before the damage becomes visible if the meter is moving with everything off. That reading is the earliest and cheapest moment to act, and acting early is what makes the repair small.
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.
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