Question 1

What is building envelope leak detection?

Accepted Answer

Building envelope leak detection is a specialized inspection service that identifies water intrusion points in a building's exterior protective barrier. This includes walls, roofs, windows, doors, and all exterior joints and penetrations. We use advanced diagnostic tools like thermal imaging, moisture meters, and acoustic detection to locate leaks without invasive demolition.

Question 2

How do you detect leaks in building envelopes?

Accepted Answer

We use a combination of advanced technologies including FLIR thermal imaging cameras to detect temperature anomalies, moisture meters to scan for hidden water, acoustic leak detectors to pinpoint active leaks, and comprehensive visual inspections. This multi-faceted approach ensures we find both obvious and hidden moisture problems.

Question 3

What are the common causes of building envelope leaks in Vancouver?

Accepted Answer

Vancouver's coastal climate creates unique challenges including heavy rainfall, high humidity, and temperature fluctuations. Common causes include failed caulking and sealants, improperly installed flashing, cladding defects, window installation issues, inadequate drainage systems, and thermal bridging causing condensation. Many older buildings also face envelope deterioration from age and weather exposure.

Question 4

How long does a building leak inspection take?

Accepted Answer

Inspection duration varies by property size and complexity. A typical residential home inspection takes 2-4 hours, while condo units may take 1-2 hours. Commercial buildings and large strata properties require more time, often 4-8 hours or multiple site visits. We provide time estimates during initial consultation based on your specific property.

Question 5

What is thermal imaging leak detection?

Accepted Answer

Thermal imaging uses infrared cameras to detect temperature differences in building surfaces. Wet or moisture-affected areas show different temperature patterns than dry areas, making hidden leaks visible without cutting into walls. This non-invasive method is highly effective for detecting moisture behind cladding, insulation deficiencies, and air leakage paths.

Question 6

Are your leak detection methods non-invasive?

Accepted Answer

Yes, our primary testing methods are completely non-invasive. We use thermal imaging, moisture meters, acoustic detection, and visual inspection to identify leaks without damaging your property. In rare cases where precise leak location requires confirmation, we may recommend targeted invasive investigation, but only with your approval and after exhausting non-invasive options.

Question 7

Do you provide moisture mapping for high-rises?

Accepted Answer

Absolutely. We specialize in high-rise building envelope assessment and moisture mapping. Our team can safely access and inspect multi-story facades, conduct floor-by-floor moisture surveys, and create detailed maps showing the extent and location of water intrusion. This is particularly valuable for strata corporations planning envelope repairs or depreciation reports.

Question 8

What's the difference between air leaks and water intrusion?

Accepted Answer

Air leaks allow outside air to enter the building through gaps and cracks in the envelope, affecting energy efficiency and comfort. Water intrusion is the penetration of liquid water through the envelope, causing structural damage and mold. While both indicate envelope deficiencies, water intrusion is more immediately damaging. Our inspections identify both issues as they often occur in the same locations.

Question 9

How much does a building leak inspection cost in BC?

Accepted Answer

Inspection costs vary based on property size, type, complexity, and scope of work required. Residential home inspections typically range from $500-$1,500, while larger commercial properties or comprehensive strata assessments may cost more. We provide free phone consultations and can offer accurate quotes based on your specific needs. Contact us at 604-239-9934 for a personalized estimate.

Question 10

Does insurance cover leak detection services?

Accepted Answer

Insurance coverage varies by policy and situation. Some insurance companies will cover leak detection when there's evidence of water damage or as part of a claim investigation. Our detailed reports are accepted by insurance companies and provide the documentation needed for claims. We recommend checking with your insurance provider about coverage before scheduling service.

Question 11

Do you work with strata councils and property managers?

Accepted Answer

Yes, we work extensively with strata councils, property managers, and building management companies throughout BC. We understand strata governance requirements and provide detailed reports suitable for AGM presentations, depreciation report preparation, and capital planning. Our reports help councils make informed decisions about envelope maintenance and repair priorities.

Question 12

Can you inspect commercial buildings and government properties?

Accepted Answer

Absolutely. We have extensive experience with commercial properties, government facilities, schools, hospitals, and institutional buildings. Our team understands the complexities of large commercial envelope systems and can work within institutional safety and security requirements. We provide the technical documentation needed for facility management and capital planning.

Question 13

Do you provide reports for depreciation studies?

Accepted Answer

Yes, our building envelope assessments provide valuable input for depreciation reports required by strata corporations in BC. We document current envelope conditions, identify existing deficiencies, estimate remaining service life of components, and recommend maintenance or replacement timelines. This information helps engineers and depreciation report providers accurately forecast capital expenditures.

Question 14

What areas of BC do you serve?

Accepted Answer

We provide leak detection services throughout Metro Vancouver, Fraser Valley, Vancouver Island, and major BC cities. Our primary service area includes Vancouver, Burnaby, Surrey, Richmond, Coquitlam, North Vancouver, West Vancouver, Langley, Abbotsford, and surrounding communities. We also travel to other BC locations for larger commercial projects. Contact us to confirm service availability in your area.

Question 15

How quickly can you schedule an inspection?

Accepted Answer

We understand that leak issues often require urgent attention. For emergency situations with active leaks, we can often schedule within 24-48 hours. Standard inspections are typically available within one week. During busy seasons (fall and winter when leaks are most apparent), scheduling may take slightly longer. Call 604-239-9934 to discuss your timeline and we'll accommodate urgent needs whenever possible.

Question 16

What should I do if I discover a leak?

Accepted Answer

If you discover active water intrusion, first protect your belongings by moving items away from the leak area. Take photos and videos for insurance documentation. If the leak is severe, contact emergency restoration services to prevent further damage. Then call us at 604-239-9934 to schedule a comprehensive inspection. We'll identify the source and extent of the problem so proper repairs can be planned.

Question 17

What tools and equipment do you use?

Accepted Answer

We use professional-grade diagnostic equipment including FLIR thermal imaging cameras, pin and pinless moisture meters, acoustic leak detection systems, moisture mapping software, and specialized visual inspection tools. All our equipment is regularly calibrated and maintained to ensure accurate readings. Our technicians are trained and certified in the proper use of all diagnostic tools.

Question 18

Are your inspectors certified?

Accepted Answer

Yes, our team includes certified building envelope specialists, thermal imaging technicians, and moisture intrusion professionals. We hold certifications in non-destructive testing, building science, and leak detection technologies. Our inspectors have 25+ years of combined experience and undergo continuous training to stay current with building codes, materials, and diagnostic techniques.

Question 19

Do you provide written reports?

Accepted Answer

Absolutely. Every inspection includes a comprehensive written report with our findings, photographic documentation (including thermal images when applicable), moisture readings, identified deficiencies, and recommended repairs or further investigation. Reports are typically delivered within 3-5 business days of the inspection. These reports are accepted by insurance companies, strata councils, and contractors for repair planning.

Question 20

Can you help identify mold risk in buildings?

Accepted Answer

Yes, moisture intrusion is the primary cause of mold growth in buildings. Our inspections identify current moisture problems and conditions that create mold risk. While we don't perform mold testing or remediation, our moisture assessment helps determine if conditions exist for mold growth. We can refer you to qualified mold specialists when necessary and coordinate our findings with their assessment.

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