Strata corporations · councils · property managers · Vancouver Island
Strata Leak Detection in Duncan, BC
Inter-unit leaks, common-property water ingress, parkade drips, and envelope failures — located precisely and documented for the Strata Property Act context BC councils actually operate in. The strata specialty Leak.ca has run since 1999. Serving Duncan and the Vancouver Island since 1999.
Free phone consult · No pressure · Mon–Sat 8am–6pm PT
Duncan context that shapes the work
Property stock: Compact heritage downtown, surrounding farm parcels, and valley acreages with legacy water systems.
Ground conditions: Summer scans reach well into the alluvium; winter saturation shortens range. Farm and First Nations lands carry generations of undocumented lines.
Who calls us in Duncan
- Strata councils facing inter-unit disputes
- Property managers with recurring leak files
- Depreciation-report data gaps on roofs and decks
- Owners caught between units and insurers
The Duncan service set
Strata Leak Detection (sector overview)
The full strata practice — inter-unit, common property, insurance subrogation.
ViewPodium & Plaza Deck Investigation
The parkade drip whose entry hides fifteen metres away — mapped before pavers lift.
ViewParkade Leak Detection
Below-grade slab and wall ingress, located before membranes get blamed blindly.
ViewBuilding Envelope Leak Detection
Wind-driven rain paths through walls, windows, and balconies.
ViewStrata Inter-Unit Leak Guide
The Strata Property Act framework, in plain language.
ViewHow the Duncan investigation runs
- 1
File review
Leak history, strata plan, prior reports, and the dispute's shape — inter-unit, common property, or envelope — set the investigation design before any equipment arrives.
- 2
Non-invasive investigation
Thermal imaging, moisture mapping, acoustic methods, and flood testing as warranted — units and common property investigated without opening finishes on a guess.
- 3
Source determination
The deliverable that matters: which unit, which assembly, which failure — with the evidence chain that survives council meetings, owner pushback, and insurance review.
- 4
Documented handoff
A written report formatted for the SPA context: repair scope for trades, responsibility clarity for council, and the paper trail the insurer and depreciation report both want.
Why Duncan chooses Leak.ca
- Source-unit identification that ends the blame circle
- Evidence-grade reports councils can act and vote on
- Accepted by the BC strata insurers and adjusters we work with weekly
- Aerial deck/roof mapping + interior pinpointing, one company
Duncan questions, answered
What does Duncan's building stock mean for strata leak files?
Compact heritage downtown, surrounding farm parcels, and valley acreages with legacy water systems. Each era brought its own leak patterns — piping materials, deck assemblies, envelope details — and a Duncan strata file starts with that context: knowing what a building of its vintage tends to do is half the diagnostic head start.
Does Duncan ground matter for strata common-property leaks?
For buried common property — site services, irrigation, parkade perimeter drainage — yes: Cowichan Valley alluvium — sands and silts with seasonal saturation ground shapes where escaping water travels and whether it ever surfaces. Summer scans reach well into the alluvium; winter saturation shortens range. Farm and First Nations lands carry generations of undocumented lines. That's factored into how we investigate below-grade strata losses here.
What does strata leak detection cost in Duncan?
Province-wide pricing — no regional premium for Duncan or anywhere in the Vancouver Island. Single investigations start in the low-to-mid hundreds; larger properties and multi-system files are quoted by scope. The free phone consult (604-239-9934) produces a firm number in about five minutes. Mon–Sat, 8am–6pm PT.
Water is appearing in a lower unit. How do you find which unit it's from?
By tracing the path, not guessing from geometry. Water travels along slabs, pipes, and assemblies before it shows — the unit below a stain is a suspect, not a conclusion. We investigate the plumbing stacks, fixture zones, and assemblies above with thermal, moisture mapping, and controlled testing until the source pins. The written determination is specific: this unit, this fixture or assembly, this failure.
Who pays for the investigation — the strata or the owner?
That's a council decision shaped by the Strata Property Act, the strata's bylaws, and where the source lands (common property vs in-unit). What we contribute: a clean source determination that makes the cost conversation factual instead of political. Many councils commission the investigation as common expense, then allocate per the findings and their bylaws.
Strata sector overview·strata.leak.ca specialist hub·Inter-unit leak guide·BC insurance claims guide
Strata Leak Detection near Duncan
Need strata leak detection in Duncan?
Free phone consult — symptoms, scope, and a firm quote in five minutes. No pressure.