Building Leak Investigations

Water ingress does not wait. Whether the problem is a leaking window wall in a concrete high-rise, a failed flashing on a commercial building, water tracking through a wood-frame strata, or a compromised membrane on an institutional facility – when water is getting in, the priority is the same: identify where it is entering and why, before materials deteriorate, mold develops, and repair costs compound.

DG Engineering provides building leak investigations for strata corporations, property managers, building owners, and facility managers across BC. Our work spans residential, commercial, and institutional buildings in wood-frame, concrete, and steel construction. We work methodically from first call to written report, giving you a clear picture of the problem and a defensible basis for repair decisions.

How We Approach a Leak Investigation

Not every leak requires the same approach. We tailor the investigation to the presenting symptoms and building type.

A visual review is often the right starting point. Our team assesses accessible surfaces – cladding, flashings, sealants, drainage paths, and transition zones – to identify likely sources of water ingress. Many leaks can be traced this way without additional testing.

Diagnostic testing is appropriate when the source is not apparent from visual observation alone, or when confirmation is needed before committing to repairs. Testing applies controlled water to specific building areas while we observe and probe for ingress in real time. The two approaches are frequently used together – a visual review to scope the work, followed by targeted testing to confirm findings.

Common Causes

Water ingress in BC follows recognizable patterns shaped by local building stock, climate, and construction history. The most common causes we encounter include:

• Window and door systems – failed or missing sealants at window frames, door flashings, window wall assemblies, and curtain wall perimeters

• Flat roofs and low-slope membranes – aging membranes, failed flashings at penetrations and edges, or inadequate drainage

• EIFS cladding – exterior insulation and finish systems are common in the region and have a documented history of water ingress when detailing or maintenance falls short

• Wood-frame construction and leaky condos – many buildings from the 1980s and 1990s carry unresolved or recurring envelope problems rooted in the construction practices of that era, including face-sealed cladding.

• Balcony and deck waterproofing – deteriorated membranes at balcony surfaces, drains, and connections to the building envelope

• Window systems – sealant joint failures, gasket deterioration, and blocked drainage paths. Windows of all types, from punched windows in wood-frame construction, storefront windows in commercial applications, or window walls and curtain walls in concrete high-rise residential buildings.

From First Call to Written Report

From your first call to the completed report, here is what to expect:

1. Initial contact – we discuss the presenting symptoms, building type, and history of the leak to scope the site review appropriately.

2. Site review – we visit the property to conduct a visual review of affected building envelope components, combined with hygrothermal and moisture scanning.

3. Written report – we prepare a report with photos, descriptions of relevant components, and our conclusions about the probable source of water ingress. Where the source cannot be conclusively on the initial visit, the report identifies the most likely areas of concern and recommends appropriate follow-up.

4. Follow-up testing – if diagnostic water testing would help confirm the source or inform repair decisions, we discuss the approach and risks, carry out the testing, and document the findings in a supplementary report.

5. Repair support – if repairs are required, we can prepare specifications, assist with contractor selection, and provide field review services during construction.

Why DG Engineering

Our team has extensive experience in building envelope remediation – the work that follows a leak investigation. That background directly shapes how we investigate: we look for the conditions that lead to costly repairs, not just the surface symptoms. When an investigation points toward work that requires design and specification, we can carry it through without handing off to a separate firm.

We work with strata corporations, property managers, and building owners across BC – including the Lower Mainland, Sea to Sky corridor, Sunshine Coast, and beyond.