Window Leak Testing for Strata Buildings
Professional window and door perimeter leak testing using thermal imaging, controlled water testing, and moisture mapping for multi-unit buildings across BC.
Window Leaks in Strata Buildings
Window and door assemblies are among the most vulnerable points in a building's weather barrier. In BC's wet climate, even small failures in window seals, flashing details, or frame joints can allow significant water intrusion into wall assemblies—often causing damage that remains hidden until it becomes severe.
StrataLeak.ca provides comprehensive window leak testing that identifies not just whether a window is leaking, but exactly where the failure is occurring and what repairs are needed.
Common Window Leak Sources
Our Testing Methods
Visual Inspection
Detailed examination of window assemblies, including frame conditions, sealant integrity, hardware operation, and visible water staining or damage patterns.
Thermal Imaging Survey
FLIR thermal cameras detect moisture presence within wall assemblies adjacent to windows—revealing hidden water intrusion that may not be visible from the interior.
Controlled Water Testing
Following AAMA 501.2 protocols, we apply water systematically to window assemblies while monitoring for interior moisture. This controlled approach isolates specific failure points.
Moisture Documentation
Calibrated moisture meters measure water content in window frames, adjacent drywall, and wall assemblies. These quantifiable readings document the extent of existing moisture damage.
Building Envelope Context
Window leaks often indicate broader building envelope issues. Water entering at windows may be symptomatic of failed flashings, deteriorated weather barriers, or drainage problems that affect multiple openings. Our investigation considers the window within the context of the overall building envelope system.
For buildings with widespread window concerns, we can perform systematic surveys of representative windows to assess the overall condition and inform remediation planning or depreciation report updates.
Service Areas
We provide window leak testing throughout Metro Vancouver and British Columbia, including Vancouver, Burnaby, Richmond, Surrey, Coquitlam, North Vancouver, West Vancouver, New Westminster, and surrounding areas.
Frequently Asked Questions
How do you test windows for leaks?
We use a combination of visual inspection, thermal imaging to detect moisture patterns, controlled water testing following AAMA 501.2 protocols, and moisture meter readings to identify window leak sources. This systematic approach pinpoints whether leaks are from the window unit itself, the perimeter sealant, or the surrounding wall assembly.
Are window leaks common in BC strata buildings?
Yes. BC's high rainfall, combined with aging window systems and original installation deficiencies, makes window leaks one of the most common water intrusion issues in strata buildings. Many buildings from the 1980s and 1990s have windows approaching or exceeding their service life.
Is window leak repair a strata or owner responsibility?
This depends on your strata corporation's bylaws and the specific leak source. Generally, the window frame and glass are common property (strata responsibility), while interior finishes are limited common or strata lot property (owner responsibility). Our investigation identifies the specific failure point to support this determination.
Schedule Window Leak Testing
Contact us for professional window leak investigation in your strata or condo building.