Between-Unit (Suite-to-Suite) Leak Detection — BC Specialists
Determine exactly which suite is the source of a leak affecting the unit below or beside
About This Service
When water appears in one condo unit from an unknown source above or beside it, both strata corporations and unit owners need an objective, documented answer. We use thermal imaging, moisture tracing and targeted water testing to determine whether the source is a plumbing fixture, an overflow, a failed bathroom waterproofing or a structural infiltration point — and we provide a written report that protects all parties.
Common Causes
Warning Signs
- Water stain or active drip from the ceiling or light fixture
- Wet or swelling drywall on a shared wall with the adjacent unit
- Mold growth at ceiling or wall junctions
- Musty smell with no visible moisture in your own unit
- Recurring stains that appear after the upstairs neighbour showers or does laundry
- Insurance claim with disputed source
Detection Process
- 1
We inspect the affected unit with thermal imaging to map moisture extent.
- 2
We request access to the unit(s) above or beside to identify potential sources.
- 3
Targeted water testing (running specific fixtures one at a time) traces the exact source.
- 4
Thermal scanning of the floor/ceiling assembly confirms which fixture aligns with the stain.
- 5
We document findings, including photographs and moisture readings, for both parties.
What You Receive
- Thermal imagery of affected ceiling/walls showing moisture extent
- Identified source fixture or assembly in the unit above
- Sequential water test results confirming the source
- Written report suitable for strata, insurer and legal records
- Repair recommendation for the identified source
Strata Responsibility Note
Between-unit leak disputes are among the most contentious issues in BC strata living. An objective, third-party inspection report that identifies the exact source — and eliminates other causes — protects both the affected owner and the owner of the source unit from unfair liability.
Between-Unit Leaks — BC Locations
Condo and strata leak detection available across British Columbia.
Condo Leak Detection by BC City
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Frequently asked questions
The owner above says they have no leak. How do we resolve this?
We test systematically — running each fixture in the unit above one at a time while monitoring with thermal imaging below. This either confirms or rules out the upstairs unit as the source, providing objective evidence for both parties.
Does the building need to be vacated for the inspection?
No. We need reasonable access to both units. The inspection is non-invasive and takes a few hours in most cases.
What if the source turns out to be a structural issue, not a plumbing fixture?
We document that finding clearly — including ruling out the unit above as the cause. The report serves as evidence for the strata corporation to investigate the building assembly.
Between-Unit Leaks — Objective Detection, Documented Report
LeakInspections.ca is a division of Anyleak.ca and part of the Leak.ca family — BC's specialist leak detection network since 1999.