See hidden water leaks before you cut a single hole.
FLIR-grade thermal imaging cameras detect temperature differentials caused by moisture in walls, ceilings, floors, and slabs. Completely non-invasive — we find the leak without damaging your property.
- Licensed & insured
- WorkSafeBC
- 25+ years
- Since 1999
- Serving BC
- All major regions
- 10,000+ properties
- Inspected
- Serving all of BCSince 1999
- Licensed & insuredWorkSafeBC
- Free phone consultNo pressure
- 25+ yearsFamily-operated
- 10,000+ propertiesInspected
Who we serve
Thermal Imaging clients across BC
Commercial properties
Thermal scanning for offices, retail, hotels, and mixed-use buildings. Find leaks without disrupting tenants.
Government facilities
Non-invasive thermal surveys for schools, hospitals, municipal buildings, and heritage properties.
Industrial facilities
Thermal anomaly detection for manufacturing plants, warehouses, and process equipment.
Strata corporations
Building-wide thermal moisture mapping for depreciation reports and insurance support.
Homeowners & condos
Find hidden moisture in walls, ceilings, and slabs without demolition.
Insurance adjusters
Thermal imagery for water damage claims, subrogation, and loss documentation.
Why Leak.ca
Thermal Imaging leak detection done right
FLIR-grade cameras
640x480 resolution, <0.03C thermal sensitivity — the same equipment used by major insurers and engineering firms.
Non-invasive detection
Our thermal cameras see through walls, ceilings, and floors without drilling, cutting, or demolition.
Whole-property scanning
Scan thousands of square feet in a single visit. Identify all moisture issues, not just the most obvious one.
Insurance-ready reports
Thermal images with radiometric data, moisture maps, and findings narratives — accepted by every major BC insurer.
Services
Specialist thermal imaging services
Thermal Imaging Surveys
Building-wide infrared scans to detect hidden moisture, thermal anomalies, and insulation deficiencies.
Learn moreSlab Leak Thermal Detection
Locate hot water leaks beneath concrete slabs using infrared temperature differentials.
Learn moreRoof Moisture Surveys
Thermal roof surveys to identify wet insulation and membrane failures.
Learn moreWall & Ceiling Moisture Mapping
Detect moisture inside wall and ceiling cavities without opening the finish.
Learn morePre-Purchase Thermal Inspections
Thermal scan of the entire property before buying — identify hidden defects.
Learn moreInsurance Thermal Documentation
Radiometric thermal imagery with reports for insurance claims and litigation.
Learn moreBuilding Envelope Thermal Survey
Detect air leakage, insulation gaps, and moisture intrusion in the building envelope.
Learn moreMechanical Equipment Thermal Scan
Identify overheating components, failing bearings, and electrical hot spots.
Learn moreDrone Thermal Roof & Façade Survey
Aerial thermal imaging for large roofs and tall façades — no scaffolding needed.
Learn moreComprehensive Moisture Mapping
3D moisture maps combining thermal, capacitance, and conductivity sensor data.
Learn morePost-Repair Thermal Verification
Confirm that repairs have resolved the moisture issue with a follow-up thermal scan.
Learn moreAnnual Thermal Survey Programs
Preventive yearly thermal scans for commercial, strata, and industrial properties.
Learn moreWhen to call us
Signs you need a professional
Don't wait until minor issues become major losses.
Hidden water behind walls
Moisture trapped inside wall cavities can't be seen until it stains or causes mold. Thermal imaging sees it instantly.
Slab leak detection
Hot water escaping under a concrete slab creates a distinct thermal pattern. We find it without breaking concrete.
Ceiling and roof leaks
Water travelling along roof decks or ceiling cavities shows up as cool/wet insulation on thermal cameras.
Mold prevention
Moisture is the root cause of mold. Thermal imaging finds it before mold becomes a health issue.
Insurance documentation
Adjusters need visual evidence of moisture for claims. Thermal imagery is the gold standard.
Pre-purchase inspections
Thermal scan reveals hidden water damage that a visual inspection would miss entirely.
How it works
What happens when you call
Simple, transparent, focused on getting you the answers you need.
- 01
Tell us the symptoms
Describe what you're seeing — stains, odours, warm spots, high bills. We'll recommend the right thermal approach.
- 02
Thermal scan
Our FLIR technician scans the affected area and surrounding spaces. Most scans take 30-90 minutes.
- 03
Analysis & report
You receive a detailed report with thermal images, moisture maps, temperature data, and findings.
- 04
Repair guidance
We tell your contractor exactly where to open and what to expect — no exploratory work needed.
Real outcomes
Recent thermal imaging wins
3rd-floor fan-coil leak found through ceiling
Property manager had damp drywall on 3rd floor. Thermal scan identified a 2C differential in a fan-coil supply line — pinhole leak found without opening any ceiling.
Slab leak located in food court corridor
Mall had wet carpet near food court. Thermal found a 4C hot spot, GPR confirmed the pipe — 300mm patch fixed what two restoration companies couldn't find.
Council chamber moisture mapped without damage
1912 city hall had musty odour in council chamber. Thermal imaging through the plaster ceiling identified a slow joint leak — no historic finishes damaged.
Locations
Serving all of British Columbia
Click your city to see localized service details. Don't see your city? Call us — we cover all of BC.
- Will leak detection damage my property?
- No. We use non-invasive technology like thermal imaging, acoustic sensors, and ground-penetrating radar. No drilling, cutting, or demolition required in most cases.
- Does insurance cover leak detection?
- Many policies cover detection costs when water damage is present. We provide detailed reports for your insurance claim documentation.
- How quickly can you respond?
- Same-day response is often available for urgent situations. Regular appointments are typically scheduled within 24–48 hours.
- What if you don't find a leak?
- You receive a comprehensive report confirming no active leaks were detected. This documentation is valuable for insurance, property sales, or peace of mind.
- How does thermal imaging find water leaks?
- Water has different thermal properties than building materials. When moisture is present, it creates a temperature differential on the surface that our FLIR cameras detect — even through drywall, ceiling tiles, and floor coverings.
Resources
Thermal Imaging knowledge centre
Guides
In-depth articles on leak detection in the {v.label} sector.
ExploreCase Studies
Real results from {v.label} properties we've served across BC.
ExploreComparisons
How professional leak detection compares to plumbers, DIY, and more.
ExploreBlog
Latest insights and news for {v.label} decision-makers in BC.
ExploreThermal Imaging leak suspected? Talk to a tech.
Free phone consult with a 25-year expert. We tell you if a site visit makes sense — never push for one.