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.
A home inspector gives a house an hour-per-system; water history deserves its own specialist. Patched stains, fresh paint in one basement corner, a “recently re-landscaped” yard over an old service line — the things that cost buyers five figures are exactly the things a moisture-focused inspection catches in the condition period. AnyLeak.ca runs pre-purchase leak inspections on BC houses, the detached-home sibling of our condo inspection. Since 1999.
What we check before you buy
- Meter and service line — flow with everything off, and the age/material question on the buried line; see service-line leaks.
- Moisture scan of the house — thermal + meter mapping of basements, bathrooms, kitchens, window perimeters and exterior walls.
- Patched-stain forensics — fresh paint over history: dry past or active present? Meters answer in minutes.
- Envelope red flags — deck-to-wall details, stucco cracks, grade sloping toward the foundation; see house envelope detection.
- Crawlspace and perimeter — see crawlspace checks and basement moisture.
The money math
The two surprises BC house buyers fear — a failed buried service and hidden envelope rot — both start in the thousands and climb. An inspection priced in the hundreds, inside your condition window, converts those from surprises into either negotiations or someone else’s problem. The findings come as a written report your realtor can use while the clock is still running.
FAQ
We have five days — can you fit in? Subject-removal timelines are our normal operating mode; call early in the window and bring the property disclosure.
Seller says the stain is “old” — verifiable? Usually yes: moisture content and pattern distinguish legacy marks from active movement.
Sellers: can you inspect before listing? Yes — a pre-listing check turns a deal-killer into a fixed line item before buyers ever see it.
Offer in play? Call (604) 269-5325 for a free phone consult or book the inspection — part of our single-family home services.
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.
A city’s building code, its typical construction era, and its soil behaviour all leave their fingerprints on the leaks it produces. Reading those fingerprints is what makes an investigation accurate on the first visit.
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 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
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.
Every property is different, which is why pricing follows the investigation plan rather than a menu. The free consultation defines the scope, and the fixed quote follows it. What you are quoted is what you pay.
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.
Insurance claims fail most often because of missing documentation. A dated, photographed, method-by-method report removes that failure point and gives the adjuster a professional document they can rely on.
What the Report Includes
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.
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 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 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.
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.
If there is an active leak, the priority is containment: shut off the water at the fixture or main if it can be done safely, move valuables away, and photograph the scene. The technician can be guided by phone while en route.
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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