BC's most-trusted leak detection partner for strata & property management.
From a single inter-unit leak to a 400-unit annual survey program — we serve strata corporations, property management firms, and multi-unit owners across British Columbia. Reports accepted by every major BC insurer. Familiar with Strata Property Act requirements, depreciation reports, and subrogation processes.
- Licensed & insured
- WorkSafeBC
- 25+ years
- Since 1999
- Serving BC
- All major regions
- 10,000+ properties
- Inspected
- Serving all of BCSince 1999
- Licensed & insuredWorkSafeBC
- Free phone consultNo pressure
- 25+ yearsFamily-operated
- 10,000+ propertiesInspected
Who we serve
Strata clients across BC
High-rise condo strata
50–400+ unit towers. Inter-unit leak source identification, common-property surveys, and depreciation report support — without rope access where possible.
Mid-rise & low-rise strata
Wood-frame and concrete buildings. We work around tenants, AGMs, and adjuster timelines.
Townhouse strata
Common-property water service lines, podium decks, and party-wall leaks where ownership boundaries get blurry.
Mixed-use stratas
Commercial-on-main with residential above. Cross-jurisdictional leaks between retail tenants and condos are our specialty.
Bare-land strata
Common-property underground water mains, irrigation, and shared infrastructure across the strata plan.
Self-managed strata councils
Direct work with volunteer councils — we explain findings in plain language and provide AGM-ready reports.
Professional property managers
FirstService, Crossroads, Rancho, Brown, Stratawest, AWM-Alliance, Pacific Quorum, Bayside, Korecki, and more. We integrate into your workflow.
REITs & multi-unit rental owners
Portfolio-scale leak survey programs — annual preventive across multiple buildings on a single contract.
Why Leak.ca
Strata leak detection done right
Strata Property Act fluent
We understand common property vs. limited common property, Section 116 disclosure, Form B / Form K, and how leak findings affect chargebacks. Reports are written with that framework in mind.
Insurance-claim ready
Reports formatted for BC's major strata insurers (BFL, Wawanesa, Aviva, Intact, Co-operators, Northbridge) — including moisture maps, thermal imagery, equipment manifests, and findings narratives that satisfy adjusters on first review.
Subrogation evidence packages
When a leak crosses unit boundaries or vendor responsibility, we deliver evidence packages that hold up to subrogation review — preserving the strata's recovery position.
Depreciation report support
We work with BC's depreciation report providers (Normac, RDH, RJC, Morrison Hershfield, etc.) to provide leak-history and current-condition data for 10-year/5-year updates required under the Strata Property Act.
Tenant- and AGM-aware scheduling
Off-hours, low-occupancy windows, AGM-deadline turnarounds — we work around your meeting calendar and tenant comfort.
Property-manager workflow integrated
We know your management software, your maintenance ticketing, and your AGM cycle. PMs get one point of contact, simple invoicing, and reports formatted for council distribution.
Non-invasive technology
Thermal imaging, acoustic correlation, ground-penetrating radar, tracer gas. Most jobs require zero drywall removal — critical when 200 owners are watching.
Multi-building portfolio pricing
Volume pricing for property managers and REITs running multi-building annual leak survey programs. Predictable cost line item for your CRF.
Services
Specialist strata services
Inter-Unit Leak Detection
Locate the source unit and floor when water shows up below. Common-property vs. unit-owner adjudication included.
Learn moreCommon Property Leak Surveys
Whole-building surveys of risers, mechanical rooms, horizontal mains, and common-property fixtures.
Learn morePre-AGM / SGM Leak Audit
Building-wide leak condition snapshot in advance of AGM/SGM — gives council current data for owner Q&A and CRF discussions.
Learn moreDepreciation Report Support
Leak-history and current-condition data for SPA-mandated 10-year and 5-year depreciation reports. We work with all major BC providers.
Learn moreForm B / Form K Leak Certifications
Formal leak-history certifications for buyer disclosure packages. Concise PDFs your lawyer or PM can attach to disclosure.
Learn moreInsurance Claim Support
Adjuster-ready leak detection reports for filing or defending water-damage claims. Accepted by all major BC strata insurers.
Learn moreSubrogation Evidence Packages
Comprehensive documentation for cross-party recovery — when the leak is the trade contractor's, the unit owner's, or another insurer's responsibility.
Learn moreParkade & Podium Membrane Detection
Non-invasive detection of waterproofing membrane failures in parkades and podium decks — before excavation.
Learn moreHigh-Rise Façade Water Investigation
Curtain-wall and window infiltration mapping. Combines aerial thermal (via our drone team) with interior moisture mapping.
Learn moreUnderground Service Line Detection
Buried water main leak detection between the city main and the building — common-property responsibility.
Learn moreAnnual Leak Survey Programs
Preventive yearly surveys for strata portfolios. Catches developing leaks before they become insurance claims — budgetable CRF line item.
Learn moreThermal Imaging Surveys
Building-wide moisture mapping with FLIR-grade infrared. Common in claim-defense and depreciation contexts.
Learn moreAcoustic Correlator Surveys
Pressurized leak detection across long riser runs and underground service lines.
Learn morePermanent Leak Monitoring Systems
Continuous acoustic monitoring (Zonescan and similar) for large or high-claim-history buildings — early warning before damage occurs.
Learn moreStrata-Specific Reports
Reports formatted for council distribution, AGM packages, and depreciation report appendices.
Learn moreWhen to call us
Signs you need a professional
Don't wait until minor issues become major losses.
Inter-unit water damage
The single biggest source of strata insurance claims in BC. Locating the source unit (and whether the leak is common property or unit-owner responsibility) is our most-requested service.
Rising insurance deductibles
Strata insurance deductibles in BC have multiplied since 2019. Preventive leak surveys are now a budgetable line item to keep claims (and renewals) down.
Depreciation report deadlines
SPA requires periodic depreciation reports. Current building-condition data from a leak survey strengthens the report and the CRF planning.
Form B / Form K supporting docs
Buyers' lawyers increasingly ask for leak-history disclosure. We provide formal certifications that go into the disclosure package.
Subrogation between insurers
When a leak crosses unit/common-property lines, the recovery depends on documented evidence. Our packages are designed for this.
Parkade & podium membrane leaks
Below-grade parkades and concrete podium decks are notoriously expensive to investigate. Thermal + acoustic locates failures before tearing up landscaping or asphalt.
High-rise façade water infiltration
Curtain-wall and window seal failures show up as random ceiling stains. Aerial thermal imaging (via our drone team) pinpoints the entry point without scaffolding.
Common property water service leaks
Buried service lines from the city main to the building belong to the strata. A failure can waste thousands of dollars per quarter on tiered municipal water.
Pool, spa, amenity area leaks
Amenity area leaks affect every owner. Specialist detection without draining the pool or shutting amenities for weeks.
Mechanical room & risers
Pinhole leaks in copper risers, pinhole pitting in horizontal mains, and pump-room failures are mapped quickly with acoustic correlation.
Pre-purchase strata audit
Sophisticated buyers commission an independent leak audit before subject removal — we deliver concise pass/fail reports the buyer's lawyer can rely on.
Repeat leaks at the same location
Recurring claims at the same unit suggest a systemic failure. We diagnose and document the root cause so the strata can act decisively.
How it works
What happens when you call
Simple, transparent, focused on getting you the answers you need.
- 01
You call us
Speak directly with a leak-detection expert. No pressure, no sales pitch — just guidance on what you need.
- 02
We assess your situation
We listen carefully to your concerns and determine if professional detection is necessary.
- 03
Schedule at your convenience
If detection is needed, we arrange a visit that works with your schedule. Fast response available.
- 04
Get clear answers
Our technicians arrive, conduct non-invasive testing, and provide precise results and next steps.
Real outcomes
Recent strata wins
Source-unit located on the 24th floor before insurance was filed
Strata council had ceiling stains on the 22nd floor. Thermal + acoustic located a failed dishwasher supply on the 24th — repaired before any claim was filed, deductible never came into play.
Repeat insurance claim broken after 7 years
Same parkade ceiling kept leaking for 7 years and three failed repairs. Our GPR + thermal traced it to a podium drain that had been mis-graded since construction. One targeted repair ended the cycle.
Underground common-property main found behind units 7–9
Strata's water bill quietly doubled. Acoustic correlation located a buried common-property water main leak — strata recovered the previous quarter's excess from the municipality's leak adjustment program.
Commercial-tenant kitchen leak vs. condo above
Restaurant on main floor and the condo above blamed each other for ceiling damage. Thermal + tracer-gas evidence package clearly identified the source — adjuster awarded recovery on first review.
12-building annual survey program
Property management firm contracted us for annual leak surveys across 12 strata buildings. Over 2 years: 19 leaks caught early, estimated insurance-claim avoidance > $400,000, deductible held steady at renewal.
Buyer walked from a $1.2M condo deal
Independent pre-purchase leak audit identified active moisture behind the bedroom wall the seller hadn't disclosed. Buyer renegotiated, sale proceeded at a corrected price with documented remediation.
Locations
Serving all of British Columbia
Click your city to see localized service details. Don't see your city? Call us — we cover all of BC.
- Will leak detection damage my property?
- No. We use non-invasive technology like thermal imaging, acoustic sensors, and ground-penetrating radar. No drilling, cutting, or demolition required in most cases.
- Does insurance cover leak detection?
- Many policies cover detection costs when water damage is present. We provide detailed reports for your insurance claim documentation.
- How quickly can you respond?
- Same-day response is often available for urgent situations. Regular appointments are typically scheduled within 24–48 hours.
- What if you don't find a leak?
- You receive a comprehensive report confirming no active leaks were detected. This documentation is valuable for insurance, property sales, or peace of mind.
- Will you work directly with our property manager?
- Yes. Property managers are our most frequent point of contact. We integrate into your workflow — single point of contact, simple invoicing, and reports formatted for council distribution and AGM packages.
Strata leak suspected? Talk to a tech.
Free phone consult with a 25-year expert. We tell you if a site visit makes sense — never push for one.