Roof Flashing Leak Detection & Inspection — BC Specialists
Most BC roof leaks are flashing failures — locate them precisely before water reaches your structure
About This Service
Industry data consistently shows that 80–90% of roof leaks originate at flashings rather than through intact membrane or shingles. Flashings are the metal or rubberised transition elements where the roof meets a wall, chimney, skylight, vent, parapet or valley — and these transitions are the most complex, labour-intensive and failure-prone details in roof construction. We use targeted water testing and thermal imaging to locate specific flashing failures without demolishing interior finishes.
Common Causes
Warning Signs
- Water stain on ceiling or wall near a chimney, dormer or roof-wall transition
- Staining in the attic near a penetration, valley or wall connection
- Rust streaks on the exterior wall below a roof edge
- Visible gaps, rust or lifted metal at the roof-wall connection
- Recurring ceiling stains that appear during heavy or wind-driven rain only
Detection Process
- 1
We inspect the attic and affected interior to map moisture extent and stain patterns.
- 2
Exterior inspection of all flashings — step, counter, valley, penetrations and perimeter.
- 3
Controlled water testing: we apply water to specific flashing zones one at a time while monitoring inside.
- 4
Thermal imaging from inside during water testing confirms the path and extent of infiltration.
- 5
We identify the specific flashing detail that is failing and the repair needed.
What You Receive
- Sequential water test results identifying the specific flashing failure
- Thermal imagery of the moisture path inside
- Photos of all suspect flashings with condition notes
- Specific repair scope: which flashing, what repair, and priority
- Written report for roofer, contractor, insurer or legal record
Roof Flashing Leaks — BC Locations
Roof leak detection available across all of British Columbia.
Roof Leak Detection by BC City
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Frequently asked questions
My roofer says all the shingles look fine. Why would it still leak?
Because the shingles are probably not the problem. Intact shingles over a failed step flashing or a deteriorated valley will still allow water entry — the water runs behind the shingle rather than through it. Testing the flashings specifically is the only way to confirm whether they are the source.
Can flashing failures be repaired rather than replaced?
Often yes, depending on the type of failure. A failed sealant joint can be resealed. A slightly lifted step flashing can be re-secured and sealed. Corroded or mechanically damaged metal typically requires replacement. Our report specifies which repair approach is appropriate for each identified defect.
Roof Flashing Leaks — Find the Source Before You Repair
LeakInspections.ca is a division of Anyleak.ca and part of the Leak.ca family — BC's specialist roof and leak detection company since 1999.