Condo Window & Door Water Intrusion — BC Specialists
Locate the exact path water takes through condo windows, patio doors and sill assemblies
About This Service
Window and patio door water intrusion is the leading complaint in BC strata buildings and a primary driver of the leaky-condo crisis. Water enters through failed sill flashings, deteriorated glazing seals, improper head flashing, or missing weep holes — and pools in the wall assembly long before it appears as a visible stain. We use targeted water testing to AAMA 501.2 methods combined with thermal imaging to identify exactly which window, which assembly component, and which path the water takes.
Common Causes
Warning Signs
- Water appearing at the interior sill during rain, especially wind-driven rain
- Staining, swelling or peeling paint on the drywall below or beside a window
- Mould growth at window corners or behind blinds
- Condensation between double-glazed panes (failed IG seal — cosmetic, not a leak)
- Wet flooring immediately in front of a patio door
- Musty smell near an exterior wall with windows
Detection Process
- 1
Visual inspection of the window perimeter, sill, head flashing, weep holes and sealant condition.
- 2
Controlled water application to the exterior of the window following AAMA 501.2 methods.
- 3
Thermal imaging from inside during or after water application to map infiltration paths.
- 4
Moisture meter readings at the sill, jambs and drywall below to confirm extent of saturation.
- 5
We identify the primary failure mode and the extent of moisture in the wall assembly.
What You Receive
- AAMA 501.2-method test results for each tested window
- Thermal imagery showing moisture infiltration paths
- Moisture extent mapped on a unit floor plan
- Identified failure mode (sill flashing, sealant, weep hole, head) for each defective window
- Strata-ready report for window contractor and insurer
Strata Responsibility Note
In BC strata, window ownership and repair responsibility varies by building. Some strata declarations make windows common property; others make them unit owner property. Regardless of responsibility, a water test report is essential for warranty claims on newer buildings and for contractor scope-of-work on older ones.
Window & Door Intrusion — BC Locations
Condo and strata leak detection available across British Columbia.
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Frequently asked questions
Can you test all windows in a building, or just one unit?
We can test any number of windows — a single problematic unit, a full floor, or all units in a building as part of an envelope assessment program. We provide a summary matrix report for strata-wide testing.
My window is fairly new — can it still leak?
Yes. New windows fail most often from installation defects, not material failure. Missing sill flashings, improper sealant sequencing and clogged weep holes are common in new construction. A water test can identify these while the building is still under warranty.
Will this test damage anything?
No. We apply water at controlled flow rates following AAMA protocols. If you have known concerns about water damage inside, we discuss the test approach with you first and have moisture protection in place.
Window & Door Intrusion — 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.