Long-form guide · 11-minute read
Commercial leak detection. Property-wide. Minimal downtime. Maximum recovery.
Commercial leaks cost more than the leak itself — they cost tenant downtime, business interruption, insurance deductibles, and reputation. We provide non-invasive property-wide leak surveys, mechanical room diagnostics, parkade and podium scans, and insurance-ready reports designed to minimise both the operational and the financial impact.
What is commercial leak detection?
Commercial leak detection is specialised non-invasive leak location for buildings where downtime and tenant disruption multiply the cost of any water issue. The technical methods are similar to residential, but the scope, the scheduling, the reporting, and the stakeholder management are very different.
A commercial building has more potential leak sources: domestic hot/cold supply, sanitary drains, storm drains, HVAC condensate and chilled-water, fire-suppression risers, irrigation, cooling tower, mechanical room equipment, and roof/podium membranes. Each is a separate diagnostic problem.
The reporting standard is higher too. Commercial property owners, building managers, and tenants all need different information — and the insurance adjuster, the engineer, and the trades each need the report formatted for their use. Leak.ca's commercial reports are structured to serve all four audiences from a single deliverable.
When you need commercial leak detection
If you're seeing any of these signs, professional detection is warranted:
- Tenant complaint about ceiling stain or moisture
- Common-area damage (lobby, corridor, parkade)
- Property-wide water bill increase
- Sound of water in walls or ceilings during off-hours
- Low pressure or sputtering at one or more fixtures
- HVAC condensate leak in mechanical room or ceiling above
- Parkade or podium ceiling efflorescence (white mineral deposits)
- Recurring claim history at the same location
Tenant downtime is the hidden cost
The direct cost of a commercial leak claim is the deductible + repair + restoration. The indirect cost — tenant business interruption, rent abatement, reputation damage, lease renegotiation — often exceeds the direct cost 3–5x. Early detection means a contained repair after hours, not a tenant relocation.
How we detect it
- 1
Building manager consult
Initial call with the building manager — review tenant complaints, claim history, building age, plumbing layout, and access constraints.
- 2
Plan and isolate
Identify the affected systems (supply / drain / fire / HVAC) and isolate where possible. Schedule access for affected units.
- 3
Multi-technology survey
Thermal imaging, acoustic correlation, GPR, and moisture metering deployed based on the suspected source type. Most surveys can be done during regular tenant hours non-invasively.
- 4
Mechanical room inspection
Pump room, boiler room, and mechanical penthouse inspected with thermal and acoustic. Common source of pinhole copper leaks.
- 5
Parkade / podium scan (where applicable)
Ground-penetrating radar + thermal + visual inspection of below-grade concrete spaces. Critical for older buildings with membrane issues.
- 6
Multi-audience report
Single PDF report with separate sections for the building manager (summary + actions), the engineer (technical findings + plans), the adjuster (claim documentation), and the trades (repair scope).
Detection technologies we use
Thermal Imaging
Building-wide moisture mapping. Identifies wet zones across ceilings, walls, floors, and façades.
Learn moreAcoustic Correlation
Long-run pressurised pipe location — risers, mains, and underground service.
Learn moreGround Penetrating Radar
Parkade, podium, slab, and concrete deck scans. Locates voids, embedded utilities, and rebar.
Learn moreCCTV / Video Pipe Inspection
Internal camera inspection of sanitary, storm, and drain lines. PACP/MACP defect coding for asset management.
Learn morePermanent Monitoring
Always-on acoustic loggers for high-claim-history buildings. Real-time leak alerts before damage occurs.
Learn moreDrone Thermal
Aerial façade and roof investigations for mid-rise and high-rise. No scaffolding required.
Learn moreCommon scenarios
Office tower (28 storeys, 1985 build)
Recurring water on 14th floor. Acoustic correlation traced a pinhole copper leak in the riser stack between 15th and 16th. Targeted repair on a Sunday morning — zero tenant disruption.
Mixed-use commercial-residential
Restaurant on main floor and condo above blamed each other for ceiling damage. Tracer-gas + thermal evidence package clearly identified the source (restaurant grease trap) — adjuster awarded recovery on first review.
Industrial warehouse (180,000 sq ft)
Property-wide water bill silently climbed 22% over 6 months. Acoustic detection located an underground service line leak in a remote landscaped area. Single repair, leak adjustment program reimbursed the prior quarter.
Typical pricing
Typical range. Final price quoted on the free phone consult.
- Single-unit / single-system commercial detection: $650–$1,200.
- Property-wide commercial surveys: $1,500–$3,500.
- Annual leak survey programs (property portfolios): volume pricing.
- After-hours and weekend scheduling available.
Frequently asked questions
Will detection disrupt our tenants?
Rarely. Non-invasive technologies (thermal, acoustic, GPR) don't require entering tenant spaces in most cases. When tenant access is needed, we schedule via the property manager with full notice and minimal in-unit time.
Can you work after hours?
Yes. Standard practice for active commercial buildings — we schedule after standard business hours or on weekends to avoid operations interference.
Do you provide multi-stakeholder reporting?
Yes. Our commercial reports include separate sections for the building manager (summary + recommended actions), engineer (technical findings + as-built drawings), adjuster (claim documentation), and trade (repair scope). One report serves all audiences.
Are your reports accepted by major commercial insurers?
Yes. BFL Canada, Aviva, Intact, Co-operators, Northbridge, and the other major BC commercial insurers all accept our reports on first review. The reports are formatted to match what each adjuster expects.
What about strata-titled commercial properties?
We treat them with full Strata Property Act awareness — common property vs. unit-owner responsibility distinction, depreciation report support, subrogation evidence. See our strata guide for full detail.
Do you provide annual leak survey programs?
Yes. Annual preventive surveys catch developing leaks before they become claims. Standard service for property managers and REITs running multi-building portfolios. Volume pricing applies.
Can you detect leaks in parkades without excavation?
Yes. Ground-penetrating radar + thermal + visual inspection identifies parkade slab leaks, membrane failures, and embedded pipe leaks without breaking concrete.
What about cooling tower and HVAC leaks?
Routine commercial work for us. Thermal scans of mechanical rooms and rooftop HVAC equipment identify chilled-water, condensate, and refrigerant leaks. Combined with helium leak detection for refrigerant where needed.
How quickly can you respond to a commercial claim?
Same-day response is often available for active commercial losses within our hours (Mon–Sat 8am–6pm Pacific). Faster response if combined with property manager coordination.
Can you provide expert testimony for litigation?
Yes. Our technicians have provided expert evidence for litigation and subrogation matters. Reports include chain-of-custody documentation and equipment manifests suitable for legal review.
Related guides & services
Commercial Services Hub
Strata Inter-Unit Leak Guide
Roof Leak Detection Guide
Underground Service Line Guide
GPR Services
Drone Inspection Services
Ready to talk to an expert?
Free phone consult — no pressure, no obligation. A Leak.ca technician will tell you whether you actually need detection.