Direct Answer
AnyLeak provides foundation leak 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.
Water in a foundation is the leak that threatens the whole building. It seeps through cracks and cold joints, wicks up through slabs, and pools against footings — rotting finishes, feeding mould, and over time undermining the structure itself. The hard part is telling where it enters and why: a plumbing leak under the slab, groundwater through the wall, or surface water finding a path in. AnyLeak.ca has located foundation leaks across British Columbia since 1999, non-invasively, so the right repair happens in the right place.
What we trace at the foundation
- Cracks, cold joints and tie-rod holes — the classic entry points, mapped with thermal imaging and moisture mapping.
- In-slab and under-footing plumbing — pressurized lines pinpointed by acoustic and tracer-gas methods; see slab leak detection.
- Groundwater vs supply leak — a meter test separates a treated-water loss from natural groundwater; see basement leak detection.
- Below-grade and exterior water paths — grade, drainage and buried services against the wall, located before excavation.
Rain-driven foundation leaks
On the BC coast, foundation leaks are often seasonal — dry all summer, weeping every November. That pattern points at groundwater and surface drainage rather than plumbing, and weather-correlation testing confirms it before anyone digs a footing. Diagnosing the actual mechanism is the difference between sealing a crack and re-grading a lot.
Every property type
We investigate foundations on houses, strata and condo buildings, and commercial and institutional structures, with GPR where the slab needs imaging first (concrete scanning). Findings come as a written report supporting insurance claims and a precise repair scope — your contractor opens one spot, not the whole perimeter. See our process.
Across BC
Foundation leak detection throughout the province — Metro Vancouver, the Fraser Valley, Vancouver Island and the Interior; see service areas.
FAQ
Is it a foundation leak or a slab plumbing leak? Different fixes — we test for both: pressurized-line behaviour vs weather-correlated groundwater.
Do you repair the foundation? We locate and document the source; your contractor repairs the marked point. Non-invasive location first.
Water at the foundation? Call (604) 269-5325 for a free phone consult or book 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.
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 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
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
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.
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
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 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.
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.
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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