Water Leak Detection: How to Find Hidden Leaks Before They Cause Major Damage

Usually leaks are not obvious. Many of them occur in lines that are hidden behind walls. Others occur in ceilings or in insulation. If a leak is in one of these locations, the surrounding materials can be damaged before the leak is even noticed. Water leak detection helps to identify potential problems with a building before it is too late.

It is now easier to locate hard to find leaks without having to remove walls and floors. Thermo Elite Inc. has the equipment to help with inspections to locate leaks.

Ignoring a leak can be disastrous. It can rot and weaken the structures it comes in contact with. If a leak is bad enough it can even create an environment that encourages mold to grow.

Some of the effects of a leak can be easy to spot. Some of these effects include a musty odor, peeling paint and/or wallpaper, discolored walls, or a wall that feels damp. Other effects can include a sudden increase in the water bill, or water pooling near plumbing fixtures. Something to keep in mind is that the effects of a leak can occur far from the actual leak. This is because water can travel through building materials, and only become obvious when it exits the material. For this reason, looking for a tell-tale wet spot, can give false reassurance that there is not a leak.

Water Leak Detection

Identifying the source of water leaks is known as water leak detection. There are many methods to identify leaks. This may include the use of moisture meters or other specialized equipment.

It is important to understand that a leak detection investigation is to determine if water is being introduced to building materials at abnormal rates. Sometimes water is visible on building materials; however, that may not indicate a leak.

An example may be a discolored and stained ceiling. Visible water may not be present on the ceiling. A leak detection investigation may be able to provide more information on the location of the water introduction.

Thermal Imaging and Moisture

Thermal imaging is another non-destructive method to determine if building materials are holding moisture. Moisture can affect the thermal characteristics of building materials and create differences in temperature. During a thermal imaging investigation, temperature differences may be captured and indicate the presence of moisture.

Thermal imaging may be used to assess a number of areas of a building.

These may include:

Walls

Ceilings

Floors

Areas adjacent to building services

Areas of the building that may contain the building services

Areas that are part of the building’s exterior

If temperature differences are noted during a thermal imaging investigation, additional investigation may be conducted to determine the cause.

1. Other Moisture Detection Methods

Other non-destructive methods of detecting moisture may include the use of acoustic and/or optical equipment. Each of these may be used in conjunction with other methods to determine if moisture is present.

They can collect information from the property owner about when the problem started, if the condition worsens with certain weather conditions (e.g. rain), and with what plumbing fixture use (e.g. flushing a toilet).

2. Recognize Possible Areas of Concern

The inspection identifies areas in which moisture is most likely to be present because of the location of the building’s plumbing connections and features. These areas may also be along building roofs, and near building windows.

The physical layout of the building may also assist in identifying potential problem areas.

3. Perform a Thermal Imaging Survey

Moisture may also be present in building materials in hidden locations. A thermal imaging camera may be used to identify such materials and areas.

Thermal imaging may also assist the inspector in defining potential problem areas.

4. Verify Moisture

There are many possible causes for differences in temperature in a building, including the operation of the building’s HVAC system.

If an area has been defined as a potential moisture problem area based on a thermal imaging survey, then that area should be further assessed using a moisture measuring device.

5. Determine the Location of the Problem

Locating the source of the problem is important to prevent the reoccurrence of the condition.

Some of the benefits to the property owner of professional water leak detection includes the identification of hidden water leaks.

EARLY IDENTIFICATION OF PROBLEMS

Finding a leak gives us a chance to prevent a small issue from becoming a large-scale water damage situation.

LESS INVASIVE REPAIR

We use different methods of investigation to help locate the area of concern. This may prevent the need to remove materials.

PLANNED MAINTENANCE

Regular evaluation of your property may help you address maintenance needs.

DELAYED MOISTURE DAMAGE

Moisture problems can cause damage to building materials.

BETTER DOCUMENTATION

We may capture information pertaining to repairs and/or interactions with contractors.

POTENTIAL HIDDEN LEAK LOCATIONS

We assess certain areas of a building to determine if there are latent moisture conditions.

BATHROOMS

Supply lines and fixtures may result in latent leaks.

KITCHENS

Moisture conditions may be caused by a dishwasher, refrigerator or other fixture.

BASEMENTS

Conditions may be caused by plumbing leaks, water intrusion, condensation.

CEILINGS

Stains may be caused by leaks from plumbing above or a roof condition.

ROOFS AND ATTICS

Moisture may enter from a roof condition and travel to other areas.

WINDOWS AND DOORS

Seals may fail and allow moisture to enter.

Don't Brush Off Minor Signs

A small water stain might not seem like a cause for alarm, but it could mean that there is moisture damage in that area. Other signs of moisture damage might be an unusually strong musty odor, or a floor that is slightly warped.

People often don’t see the bigger picture when it comes to repairs that are needed because of moisture damage. People usually only see the stain or the musty odor and then try to cover it up with paint or other quick fixes.

Just covering up the signs of moisture damage is not helping the situation. Eventually, all of that moisture will start to damage other building materials that can’t be seen, and will make the problem even worse.

Moisture damage can often be hard to find, and people generally don’t know where to begin looking for it. Hidden moisture is often hard to locate, but one way to help find it is to do a thermal imaging scan.

Thorough home inspections, along with the preventative tips listed above, can help homeowners avoid major issues related to water damage.

Don’t ignore ceiling and wall stains.

older building plumbing systems can be problematic. Have them evaluated to determine what options are available to replace them with newer systems.

 Don't ignore recurring moisture and expect that repairing the affected materials will address the problem.

 Final Thoughts

 Water can remain hidden while it slowly but steadily deteriorates building materials. Sometimes to evaluate these areas one of them may need to be destroyed. However, there are means other than guess work to determine where problems may be.

 There are many means to effect an investigation including infrared or thermal imaging.

The goal of Thermo Elite Inc. is to help building owners develop and maintain their property in the best possible condition through ongoing evaluation, timely repair and preventative maintenance. It is much better for the building, and more economical for the owners, to do the preventative repair and maintenance before major deterioration occurs.

While thermal imaging can identify temperature differences which may be correlated with moisture, it does not actually “see” water. Suspicious motifs in thermograms should be investigated using other, more traditional, inspection methods.

What about detecting water leaks in older buildings?

Older buildings tend to have older systems and building materials. Moisture issues are common and can occur in various building systems. Thorough inspections can help determine potential problem areas.

Is it possible for a water leak to cause significant damage?

Yes. Leaks can erode building materials and cause damage that may not be noticeable. Continuous, minor water leaks can cause significant damage.

In your opinion, how recommended is it to get leak detection done on a property?

It depends on several factors such as the property’s history, materials, and environment. It is always recommended to have an inspection done if there is water damage or moisture that can’t be explained.