Skylight Leak Detection & Water Intrusion — BC Specialists
Locate skylight water intrusion at the frame, flashing or glazing — without interior demolition
About This Service
Skylights are among the most leak-prone roof penetrations in BC's wet climate. Water can enter through failed perimeter flashing, deteriorated frame sealants, a failed IG unit (condensation between panes is different from a leak), cracked glazing or a failed kerb-to-membrane connection. The interior stain typically appears directly below the skylight — but the entry point may be at the frame edge, flashing lap or up-slope of the skylight where debris has dammed water against the kerb.
Common Causes
Warning Signs
- Water stain or active drip directly below the skylight during rain
- Staining on the skylight frame interior or on adjacent ceiling drywall
- Mould growth at the interior frame edge or surrounding ceiling
- Condensation between the double-glazed panes (failed IG seal — cosmetic, not a leak)
- Visible sealant cracking or separation at the exterior frame-to-glazing joint
Detection Process
- 1
Interior inspection: we examine the ceiling stain, skylight frame, condensation drain and surrounding moisture extent with a moisture meter.
- 2
Exterior inspection: we assess the kerb flashing, up-slope debris, frame sealant and glazing condition.
- 3
Controlled water application to the exterior of the skylight in sequence — up-slope flashing, frame perimeter, glazing — to isolate the entry point.
- 4
Thermal imaging from inside during water testing confirms the path of infiltration.
- 5
We identify whether the issue is a flashing repair, a reseal, a glazing replacement or a condensation drain clearance.
What You Receive
- Controlled water test results isolating the entry point
- Thermal imagery showing infiltration path
- Moisture extent map in the surrounding ceiling
- Specific repair recommendation (flashing, sealant, glazing, drain)
- Written report for property owner, strata or insurer
Skylight Leaks — BC Locations
Roof leak detection available across all of British Columbia.
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Frequently asked questions
Is the water between the panes of my skylight a leak?
No — condensation between double-glazed panes is a failed insulated glazing (IG) unit seal. This is a glazing replacement issue, not a roof or flashing leak. It affects clarity and thermal performance but is not allowing water into the building structure. We can confirm which type of issue you have.
The skylight was installed five years ago. Can it really be leaking already?
Yes. Skylight flashing is one of the most commonly defective details in BC new construction. A flashing that was installed without an adequate step-flash sequence, or where a roofer short-cut the kerb connection, may leak from the first winter and only become visible when the underlying insulation is saturated.
Skylight 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.