CondoLeak.ca provides specialized leak detection services tailored specifically for strata corporations across British Columbia. Our expertise in multi-unit building systems, combined with deep knowledge of strata property legislation and common property responsibilities, makes us the trusted choice for strata councils and property managers.
Understanding Strata Leak Detection Challenges
Strata properties face unique leak detection challenges due to shared infrastructure, complex ownership boundaries, and the need to establish clear responsibility between the strata corporation and individual owners. Water intrusion in common property areas—including parkades, mechanical rooms, hallways, and building envelopes—requires immediate professional investigation to:
- Prevent extensive damage to common property and multiple units
- Establish liability for repair costs and insurance claims
- Support informed decision-making for strata council and AGMs
- Minimize special levies through early detection and accurate scoping
Common Property Leak Detection Services
Building Envelope Investigations
Wind-driven rain penetration through cladding systems, window and door assemblies, roof-to-wall transitions, and parapet walls requires systematic investigation. We use thermal imaging, spray testing, and moisture mapping to identify envelope deficiencies affecting multiple units.
Common Issues: Failed sealant joints, improperly installed flashings, degraded weather-resistant barriers, and compromised drainage planes.
Vertical Riser Pipe Assessments
Plumbing risers serving multiple floors are common property infrastructure that can develop leaks affecting several units simultaneously. Our acoustic leak detection and pressure testing protocols identify failures within concealed vertical pipe chases without destructive investigation.
Common Issues: Pinhole leaks in copper pipes, failed connection joints, corroded galvanized steel, and deteriorated cast iron stacks.
Parkade and Underground Structure Leaks
Underground parkade leaks from membrane failures, drainage system deficiencies, or groundwater intrusion require specialized investigation. We determine whether moisture originates from above-grade sources or below-grade hydrostatic pressure.
Common Issues: Failed plaza deck waterproofing, compromised expansion joints, inadequate drainage slope, and foundation wall seepage.
Mechanical Room and Service Areas
Boiler rooms, hot water systems, HVAC equipment, and fire suppression systems can develop leaks that impact building operations and safety. Our investigations identify equipment failures, connection issues, and condensation problems.
Common Issues: Boiler pressure relief discharge, condensate drain failures, hydronic loop leaks, and sprinkler system weeping.
Strata Responsibility vs. Owner Responsibility
One of the most contentious aspects of strata leak issues is determining responsibility boundaries. Our investigations provide clear documentation of leak sources and pathways, helping councils establish whether repairs fall under strata corporation obligations (common property, common assets) or individual owner responsibility (within unit boundaries).
This clarity is essential for insurance claims, cost allocation, and preventing disputes between owners and the strata corporation.
Our Strata-Focused Investigation Process
- Coordination with Property Management: We work directly with strata managers to schedule investigations with minimal disruption and proper owner notification.
- Non-Destructive Testing First: Our initial investigations use thermal imaging, moisture detection, and acoustic technology to locate problems before recommending any invasive procedures.
- Clear Responsibility Documentation: Reports explicitly identify whether leak sources are common property, limited common property, or within unit boundaries.
- Insurance-Ready Reporting: Our detailed reports support strata corporation insurance claims with photographic evidence, diagrams, and technical specifications.
- Remediation Guidance: Beyond identifying leaks, we provide recommendations for repair scope, contractor selection criteria, and preventive maintenance.
Why Strata Councils Choose CondoLeak.ca
Strata Property Expertise
Deep understanding of BC Strata Property Act and responsibility boundaries
Council-Ready Reports
Clear documentation suitable for AGM presentations and owner communication
Multi-Unit Building Specialists
Exclusive focus on condos and strata properties—we understand your unique challenges
Responsive Emergency Service
Available for urgent leak investigations when immediate action is required