Detecting Water Leaks Under Concrete Slabs in BC

Why This Scan Matters

Water leaks under concrete slabs are stealthy — they often run for weeks or months before surface signs appear. Typical indicators: a sudden bill spike, a damp spot on the slab, warm spots on the floor (hot water line), localised concrete staining, and elevated moisture meter readings. Once detected, the leak source needs to be located precisely so repair can be targeted, not speculative.

Our slab leak detection workflow: acoustic correlation on pressurised supply lines (we listen for the leak signature with sensors at two points and calculate source by time-delay), thermal imaging for hot supply lines and hydronic loops (the warm leak shows as a hot spot), GPR mapping for the slab’s embedded layout (verifies what we’re hearing and seeing), and pressure-decay testing on isolated line segments. The combination pinpoints the source to within a few inches in most cases.

Output: a marked slab showing the exact leak location, a written report documenting findings (including for insurance), and recommendations for the repair contractor. Most BC slab leaks are repaired by opening just the marked area — a fraction of the cost of speculative slab demolition.

What We Detect Inside the Concrete

Concrete is rarely “just concrete.” Modern slabs in BC carry a tight grid of structural steel, electrical conduits, water lines, low-voltage cabling, and — in post-tensioned construction — high-tension cables that will fail catastrophically if cut. Our scans map every embedded element before any drilling, coring, or cutting begins.

Common Scenarios We Solve On This Page

Residential slab leak

Source location for repair

Commercial slab leak

Source + insurance documentation

Hydronic radiant leak

Loop-specific source

Hot water line leak

Thermal + acoustic

Underground supply leak

Acoustic + EM tracing

Who Books This Type of Scan

Homeowners book us for residential slab leak diagnosis.

Property managers use us for commercial and multi-family slab leaks.

Restoration contractors partner with us for source attribution.

Insurance adjusters use our reports for claim adjudication.

Our Concrete Scanning Process — Step by Step

1. Pre-scan briefing

Before we step on site we want your drawings, photos, the exact intent (“I need to core eight 4″ holes through this 8″ suspended slab”), and any constraints — live wiring, occupied tenant space, sensitive equipment below. A 5-minute call almost always saves a costly surprise.

2. Site walk & grid layout

On arrival the technician confirms safe access, marks a working grid (typical 1×1 m or 1×1 ft), and photographs baseline conditions. If the slab is dirty or coated we sweep and may light-sand to ensure good antenna contact.

3. GPR scanning passes

We run an orthogonal grid with our 1600/2000 MHz concrete antenna — one set of lines in the X-direction, one in the Y. The real-time image is reviewed on screen; hits are paint-marked on the slab directly as the survey progresses.

4. Verification & cross-check

For high-stakes work (PT slabs, deep cores, occupied buildings below) we cross-verify with a secondary method — electromagnetic locator, half-cell, or impact-echo — to remove false positives and pin down depths.

5. Marking, photos & report

Every embedded element gets a colour-coded mark on the slab (red = PT, blue = rebar, green = conduit, yellow = water/hydronic). Before we leave you receive on-site photos and, on the next 1-2 business days, a stamped PDF report with annotated drawings.

6. Standby for drilling/coring

For complex jobs we stay on site while your contractor drills the first 1-2 holes, so any unexpected reading can be addressed in real time. Once we’re confident, we hand off and you continue safely.

Equipment We Bring on a Concrete Scan

Every instrument is calibrated and traceable. Calibration certificates can be supplied with the report on request — useful for tenders, insurance claims, and government work.

What Does a Concrete Slab Scan Cost in BC?

Concrete scanning is priced by the technician’s time and the scope of marking required. As a guide for budgeting:

• Small single-area scan (one room, 1-2 cores) — typically a half-day rate, suitable for residential or single-suite work.
• Medium scope (full floor plate, multiple drill zones) — full-day rate; includes orthogonal grid, marking, and PDF report.
• Multi-floor or PT slab survey — quoted by floor area; PT slabs require additional verification time.
• Stand-by during drilling — hourly add-on; recommended for any post-tension or occupied-suite work below.
• After-hours / weekend work — premium quoted upfront; common for retail and hospital scans where daytime access isn’t possible.

Every quote is itemised and emailed before we mobilise. There are no junk fees, no minimum subscriptions, and no surprise add-ons. Get an honest number at (604) 269-5325.

BC Building Code & Worksite-Safety Context

WorkSafeBC and the BC Building Code don’t mandate a concrete scan by name — but they do mandate that you not cut, drill, or core into a structural slab without first verifying what’s inside. Scanning is the standard of care, and any competent general contractor or strata council will expect to see scan documentation before drilling proceeds.

For post-tensioned slabs the bar is higher still: cutting a PT cable is treated as a near-miss safety incident even when no one is injured. Most municipalities (City of Vancouver, City of Burnaby, City of Surrey, District of West Vancouver, City of Victoria) will ask to see a scan report as part of any tenant-improvement permit involving slab penetrations.

Our reports include the technician’s name, scan date, equipment used, slab area covered, and a marked drawing. That documentation is enough for almost every permit, insurance, and warranty conversation in BC.

Service Areas Across British Columbia

We mobilise to Vancouver, Burnaby, Surrey, Richmond, Coquitlam, North Vancouver, West Vancouver, Delta, Langley, Maple Ridge, New Westminster, Port Coquitlam, Port Moody, White Rock, Abbotsford, Chilliwack, Mission, Squamish, Whistler, Victoria, Nanaimo, Kelowna, Kamloops, Prince George, and most BC communities in between. For a full list see our service areas hub.

Outside the Lower Mainland we typically batch concrete-scan work with other inspections to keep mobilisation fair. Call (604) 269-5325 with your address and timeline and we’ll quote travel honestly.

Why BC Property Owners Choose AnyLeak for Concrete Scanning

• Since 1999 — over two decades of BC concrete work, from heritage West-End buildings to modern high-rises in Yaletown and Burnaby.
• One responsible technician per job — no junior left alone with your slab. Senior leads run every PT and high-risk scan personally.
• Written, stamped reports — every scan ends with annotated drawings, photos, and notes your contractor, architect, or insurer can act on.
• Insurance-friendly documentation — adjusters across BC accept our reports as expert evidence for water-loss, structural, and pre-renovation claims.
• BC-wide coverage — Vancouver, Fraser Valley, Sea-to-Sky, Vancouver Island, Okanagan, Kootenays, and Northern BC. Travel charges are quoted upfront, never hidden.
• Standby during drilling — for high-risk cores we stay on site through the first holes so any anomaly can be re-scanned on the spot.

Frequently Asked Questions