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.
In a strata or condominium building, a single leak is rarely a single owner’s problem. Water that starts in one unit travels through floors, demising walls and shared chases before it appears two units away — and that’s before the question of who is responsible. AnyLeak.ca uses non-invasive thermal imaging to trace leaks across multi-unit buildings without tearing open walls on a guess, which is exactly what strata councils, property managers and owners need.
Why thermal imaging suits multi-unit buildings
Thermal cameras read the temperature difference that moisture creates behind finishes. In a condo, that means a technician can scan a ceiling, wall or floor in an occupied unit and see the footprint and direction of a leak without opening anything. For a building where access means coordinating with residents and minimising disruption, a non-invasive first pass is invaluable.
Common strata leak scenarios
- Between-floor leaks where the stain is well away from the source
- Shared riser and domestic-water lines inside walls and chases
- Parkade and below-grade water entry affecting common property
- Building envelope and window leaks on exposed elevations
- In-floor heating and amenity-area leaks
Documentation that strata and insurers need
Our report identifies the source and the extent of moisture in writing, which supports strata records, cost-allocation between owners and the corporation, and insurance claims. We work routinely with property and facility managers and can coordinate access across multiple units.
What to expect
Our process begins with the building’s history and the affected units, then a methodical thermal survey, and a clear report. Where thermal narrows the source but confirmation needs more, we combine it with acoustic or moisture methods so the right small area is opened — not a whole ceiling.
Where we work
We serve strata and condo buildings across Metro Vancouver, the Lower Mainland, the Fraser Valley, the Sunshine Coast, Vancouver Island and the Okanagan — see all service areas.
Frequently asked questions
Can you scan an occupied unit? Yes — thermal imaging is non-invasive and quiet, with no damage to the unit.
Do you help determine which unit the leak comes from? Yes — tracing the source across units is the core of the work, and the report supports cost allocation.
To arrange strata or condo leak detection anywhere in BC, call (604) 269-5325 or request an assessment.
A Closer Look at This Service
Water follows gravity, the path of least resistance, and the buried corridor it sits in, which is why the stain you see is almost never directly above the leak. Understanding where water travels is the entire basis of professional detection work.
Every city in British Columbia presents its own combination of soil, climate, construction stock, and water systems, and detection work has to respect those differences. The plan is built accordingly.
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 third mistake is assuming the leak is in the same room as the stain. Water travels along structure for surprising distances, and the visible stain is almost never the source. The investigation traces the path before any repair is planned.
What This Costs
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.
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
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.
Reports are dated and structured so that any licensed contractor can take the marked location and proceed directly to the repair. They are also accepted by insurers, engineers, property managers, and, when needed, in dispute processes.
When to Call
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.
Call when the indicator is persistent, when it repeats after a repair, or when it is accompanied by a second indicator. A single passing event can be a coincidence; a pattern is a leak.
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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