Leak detection for property managers — protect your portfolio and your reputation.
Non-invasive water leak detection for property managers overseeing commercial, strata, and multi-unit residential properties across British Columbia. Portfolio-wide annual survey programs, insurance-ready reports, and one point of contact for all your buildings.
- 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
Property Management clients across BC
Commercial property managers
Office, retail, restaurant, and mixed-use portfolios. Minimize tenant disruption and insurance claims with proactive detection.
Strata property managers
High-rise, mid-rise, townhouse, and bare-land strata. Inter-unit leak adjudication and AGM-ready reports.
Multi-unit residential managers
Rental buildings and condominium portfolios. Reduce tenant complaints with annual survey programs.
Facility managers
Commercial and institutional facilities needing preventive maintenance and emergency response.
REITs & institutional investors
Portfolio-wide leak survey programs with consistent methodology, consolidated reporting, and predictable annual budgeting.
Building owners & landlords
Independent landlords and family-held commercial properties needing reliable leak detection partnership.
Why Leak.ca
Property Management leak detection done right
One point of contact
Single account manager for your entire portfolio. Simple invoicing, consolidated reporting, and one number to call for all your buildings.
Portfolio-wide programs
Annual leak survey programs with volume pricing. Predictable cost line item for your operating budget and CRF.
Insurance & litigation ready
Reports accepted by every major BC insurer. Moisture maps, thermal imagery, equipment manifests, and findings narratives that satisfy adjusters on first review.
Tenant & owner friendly
Off-hours scheduling — no tenant disruption. Reports formatted for council distribution, owner reporting, and AGM packages.
Strata Property Act fluent
Understanding of common vs limited common property, Section 116 disclosure, Form B/Form K, and deductible chargeback processes.
Multi-building response
Same-day emergency response for active-loss situations. Regular scheduling within 24-48 hours for any building in your portfolio.
Services
Specialist property management services
Annual Leak Survey Programs
Portfolio-wide preventive surveys that catch developing leaks before they become insurance claims.
Learn moreEmergency Leak Response
Same-day dispatch for active leaks. Minimize damage and tenant disruption.
Learn morePre-Purchase Leak Audits
Independent leak audits for acquisitions, dispositions, and due diligence.
Learn moreInsurance Claim Support
Adjuster-ready detection reports for filing or defending water-damage claims.
Learn moreDepreciation Report Support
Leak-history and current-condition data for SPA-mandated depreciation reports.
Learn morePortfolio Leak Management
Multi-building coordination, consolidated reporting, and single point of contact for all properties.
Learn moreInter-Unit Leak Detection
Locate the source unit when water crosses boundaries. Common-property vs unit-owner adjudication.
Learn moreUnderground Service Line Detection
Buried water main and service line leak location without excavation.
Learn moreThermal Imaging Surveys
Building-wide moisture mapping with FLIR-grade infrared cameras.
Learn moreAcoustic Correlator Surveys
Pressurized leak detection across long pipe runs and risers.
Learn moreRoof Leak Detection
Find rooftop leaks without invasive removal of finishes.
Learn morePM-Specific Insurance Reports
Reports formatted for council distribution, AGM packages, and owner reporting.
Learn moreWhen to call us
Signs you need a professional
Don't wait until minor issues become major losses.
Tenant complaints about water issues
Ceiling drips, damp carpets, and musty odours are the #1 source of tenant dissatisfaction. Quick resolution protects occupancy rates.
Rising insurance deductibles
Water damage deductibles in BC have multiplied since 2019. Preventive leak surveys are now a budgetable line item to keep claims and renewals down.
Unexplained water bill increases
Even a small leak on commercial tiered rates can add thousands per quarter across a portfolio.
Liability for delayed response
PMs can be held liable for exacerbated damages if leaks aren't promptly addressed. Documented diligence is your protection.
Deductible chargeback disputes
Determining who pays — strata, owner, or tenant — requires clear source documentation. Our reports provide it.
Preventive maintenance budgeting
Budgeting for leak prevention across a portfolio requires data. Our annual surveys provide the metrics you need for CRF and owner reporting.
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 property management wins
$400K in claims avoided with annual survey program
A 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.
Commercial-tenant kitchen vs condo dispute resolved
Restaurant and condo above blamed each other for ceiling damage. Thermal + tracer-gas evidence package clearly identified the source — adjuster awarded recovery on first review.
Mystery 3rd-floor leak resolved without tenant disruption
Property manager called after tenants reported damp drywall. Thermal scan located a slow leak in a fan-coil supply line — repaired before any insurance claim.
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 management firm?
- Yes. Property managers are our most frequent point of contact. We integrate into your workflow — one account manager, simple invoicing, and reports formatted for council/owner distribution.
Resources
Property Management knowledge centre
Guides
In-depth articles on leak detection in the {v.label} sector.
ExploreCase Studies
Real results from {v.label} properties we've served across BC.
ExploreComparisons
How professional leak detection compares to plumbers, DIY, and more.
ExploreCompliance
Regulations, building codes, and insurance requirements for {v.label} properties.
ExploreBlog
Latest insights and news for {v.label} decision-makers in BC.
ExploreProperty Management 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.