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.
Three- and four-storey woodframe condos are the backbone of BC strata housing — and wood changes the stakes. Moisture that a concrete tower tolerates will rot framing, swell sheathing and feed mould inside a woodframe cavity. Finding the entry point early matters more, not less. AnyLeak.ca has traced leaks through BC woodframe buildings since 1999, without stripping walls on a guess.
Why woodframe leaks hide
Water rides building paper, sheathing and framing members far from the entry point, and cavities insulated with batt absorb and hold it. A stain at a window head may trace to a deck door two suites over. Our approach pairs thermal imaging with moisture mapping to read the path inside the assembly, then confirms the entry with controlled water testing where needed.
Common woodframe scenarios
- Window and door perimeter leaks on exposed elevations
- Balcony and walkway membrane failures
- Shared plumbing in party walls and floor assemblies — see between-unit leaks
- Roof-to-wall transitions and gutter overflows wetting top-floor ceilings — see condo roof leaks
- Buildings from the 1980s–90s era with original face-sealed envelopes
Documentation for the strata
Because rot repairs in woodframe buildings escalate quickly, councils need the source and the moisture extent in writing before approving work. Our reports support insurance claims and remediation scoping.
FAQ
Can you tell envelope water from plumbing water? Usually, yes — weather correlation, location pattern and targeted testing separate the two.
Is scanning destructive? No — openings happen only after the source area is confirmed.
Woodframe building leaking? Call (604) 269-5325 or request an assessment.
A Closer Look at This Service
The cost of finding a leak is small compared to the cost of the damage it causes. A month of undetected leaking can wet insulation, rot framing, wash soil, and attract mould in the time it takes to book an inspection.
The best detection work is done by people who have seen the region’s buildings and buried systems fail in every common way. That experience is what turns a set of readings into a confident, cross-verified answer.
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 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.
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
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.
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 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 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.
How to Prepare the Property
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.
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.
★★★★★
"I recently hired AnyLeak for leak repairs on my roof and deck canopy, and I couldn't be happier with the results."
Trevor Houston
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