FAQ
Strata leak detection — FAQ
Common questions from BC strata council members, property managers, REIBC licensees, and multi-unit building owners. Don't see your question? Call us at 604-239-9934.
- Serving all of BCSince 1999
- Licensed & insuredWorkSafeBC
- Free phone consultNo pressure
- 25+ yearsFamily-operated
- 10,000+ propertiesInspected
- 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.
- Do you serve self-managed strata corporations?
- Absolutely. Smaller self-managed strata councils make up a large portion of our work. We explain findings in plain language and write reports volunteer councils can rely on.
- Can your reports be used in our depreciation report?
- Yes. We work with all major BC depreciation report providers (Normac, RDH, RJC, Morrison Hershfield, and others) — supplying leak-history and current building-condition data for the 10-year and 5-year updates required under the Strata Property Act.
- Are your reports accepted by BC strata insurers?
- Yes — by every major one. Our reports are accepted by BFL, Wawanesa, Aviva, Intact, Co-operators, Northbridge, and the rest. We tailor depth and format to match what each adjuster expects.
- Who pays for the leak detection — the strata or the unit owner?
- It depends on where the leak is. If it's common property, the strata is generally responsible; if it's inside a unit (e.g. failed appliance hose), it's typically the owner. Our scope of work and reports are written to make that distinction clearly — protecting the strata's recovery position either way.
- Can you support a subrogation claim against the at-fault party?
- Yes. We deliver evidence packages designed for subrogation — chain-of-custody documentation, equipment manifests, moisture maps, thermal imagery, and findings narratives that hold up against opposing experts.
- Do you offer annual leak survey programs?
- Yes — and they're our most cost-effective service. Annual preventive surveys catch developing leaks before they become claims. Most stratas that run an annual program see their deductible hold steady (or drop) at renewal.
- Can you locate leaks in parkades and podium decks without excavation?
- Yes. Ground-penetrating radar combined with acoustic correlation locates membrane failures and underground leaks before any excavation — typically saving 70–90% of the exploratory cost.
- Do you do high-rise façade investigations?
- Yes. Façade investigations are usually a hybrid: drone-based aerial thermal imaging (via our drone.leak.ca team) plus interior moisture mapping. We can deliver both in a single contract.
- How quickly can you respond to an active leak?
- Same-day response is often available for active loss situations. Regular non-emergency surveys are typically scheduled within 24–72 hours depending on building access and tenant coordination.
- Do you work with the Condominium Home Owners' Association (CHOA)?
- Yes. We're familiar with CHOA's resources and educational materials, and we present occasionally at CHOA strata council education events.
- Can you provide a budget estimate before we engage you?
- Yes. A short phone consult with the council or PM is usually enough to give a tight estimate. Free, no obligation — and we'll tell you if a site visit isn't warranted.
Still have questions?
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