What a Standard Home Inspection Doesn't Cover
A standard home inspection follows a visual-only protocol. The inspector looks at what is visible and accessible — they do not open walls, scan with thermal cameras or conduct water testing. Moisture damage is one of the most costly defects a buyer can inherit, and it is also one of the easiest to miss on a visual inspection alone.
A specialist moisture and leak inspection uses thermal imaging, moisture meters, and in some cases water testing to identify hidden moisture that has no visible surface symptom. This matters enormously in BC, where the building stock includes thousands of leaky-condo-era buildings and ongoing moisture issues that were never fully remediated.
When a Specialist Inspection Is Most Valuable
- Any stucco-clad condo or townhouse built between 1982 and 1998 — leaky-condo syndrome risk. Even buildings that appear to have been remediated may have areas of ongoing infiltration.
- High-rise condos with curtain-wall or punched-window glazing systems — glazing failures are common and often unreported.
- Any property with a past strata claim for water damage — confirm repairs were fully completed and no residual moisture remains.
- Basement suites or ground-floor units — below-grade moisture and drainage issues are common and not easily visible.
- Properties with fresh paint, new flooring or recent cosmetic renovation — renovations can conceal moisture damage. New finishes reset the visual clock.
- Properties where a previous building inspection noted moisture concerns — a specialist inspection provides the detail a general inspector cannot.
What the Inspection Covers
A pre-purchase moisture inspection typically includes:
- Thermal imaging of exterior walls, ceilings and floors in all rooms
- Moisture meter readings at high-risk areas (under windows, at exterior walls, below bathrooms)
- Visual inspection of the building envelope where accessible (crawl space, attic, balcony)
- Inspection of the mechanical room and utility areas for plumbing leaks
- A written report with photographs and moisture readings
How to Use the Report
The report gives you objective data to make an informed purchase decision. Depending on findings:
- No significant moisture found — proceed with confidence that current hidden moisture is not a concern.
- Elevated moisture in localized areas — request seller disclosure, a price adjustment, or repair as a condition of sale.
- Active moisture infiltration from building envelope — obtain a repair quote before closing; the cost can be substantial.
- Evidence of past moisture that was dried — assess whether remediation was complete and whether mould testing is warranted.
How to Request a Strata Building Envelope Report
If you are buying in a strata building, request the depreciation report, strata minutes, and any building envelope reports on file before booking a specialist inspection. This tells you what the strata corporation already knows and what was or was not repaired. Combine this with your own specialist inspection for the most complete picture.
LeakInspections.ca provides pre-purchase moisture inspections across British Columbia. A division of Anyleak.ca and Leak.ca — serving BC since 1999. Call 604-239-9934.