Leak Detection Across Glasgow, Edinburgh & Stirling
Hidden leak? We find the source with minimal disruption, explain exactly what’s happening, and give you a clear next step.
Using specialist leak detection methods including acoustic testing, thermal imaging, tracer gas, and moisture investigation, we trace hidden leaks in homes, rental properties, and commercial buildings across the Central Belt. Written findings and photos are provided, and where repair is within scope, we can often complete that as part of the same job.
Diagnostic
Non-invasive leak tracing · No unnecessary damage
Minimal disruption approach
Written findings and photos provided
Trace and access documentation available
Covering Glasgow, Stirling, Edinburgh and the Central Belt
Signs you may have a hidden leak
01Boiler pressure keeps dropping with no obvious reason
A sudden or gradual increase in water charges — without a change in usage — is one of the earliest indicators of a supply pipe leak below ground.
02Damp patch keeps coming back
Persistent moisture appearing inside a structure — particularly where no plumbing is visible — often points to a concealed leak within a floor screed, cavity, or buried pipework.
03Water is coming through a ceiling
A drop in pressure across your property — especially in a single zone — may indicate water is escaping the system before it reaches your fixtures.
04Flooring feels warm, wet, or unusually cold in one area
Mould growth away from bathrooms and kitchens — particularly at skirting board level or behind furniture — is a strong indicator of sustained moisture infiltration.
05You have had a plumber out, but the source is still unclear
Turn off all outlets and check your meter dial. Any movement confirms water is actively flowing — and leaving the system somewhere it shouldn't.
06Your water use or bill has risen with no clear explanation
Thermal anomalies underfoot or behind wall surfaces — particularly in properties with underfloor heating — are a classic signal for our acoustic and thermal leak detection kit.
07You suspect a leak under a floor, behind a wall, or underground
Many Scottish insurers now require a professional leak detection report before approving a claim. We provide fully documented surveys accepted by all major providers.
Think You Have a Leak? Here’s Why It’s Hard to Find
A hidden leak can cause damage long before the source becomes obvious.
You might notice a damp patch on a ceiling, a wall that keeps staining, a boiler losing pressure, flooring that feels warm or wet underfoot, or a water bill that suddenly makes no sense. The problem is that the visible sign is often not where the leak actually is.
Water travels. It can move behind plaster, beneath floors, through ceiling voids, and along pipe runs before it shows itself. That is why so many people end up paying for guesswork first.
A general plumbing visit may fix a visible fault. But when the leak is hidden, the priority is finding the source properly before floors are lifted, walls are opened, or the wrong repair is attempted.
Across Glasgow, Edinburgh, Stirling and the wider Central Belt, many leaks are hidden inside walls, beneath concrete floors, within heating systems, or in underground pipework. In flats and tenements, there is often an added question of whose pipework is responsible.
That is where specialist leak detection helps. We locate the source, reduce unnecessary damage, and tell you what needs to happen next.
Recognised one or more of these signs?
Don't wait for the damage to worsen. Our non-invasive trace and access service pinpoints leaks without unnecessary excavation — across Central Scotland, the Highlands, and beyond.
How it works
How We Locate Leaks — Without Wrecking Your Property
The goal is simple: find the source as accurately as possible before unnecessary opening-up begins. We do not use one method for every problem. We choose the right approach based on the property, the symptoms, and the most likely leak source.
Sensitive listening equipment helps detect the sound of escaping water in concealed pipework.
Best for: central heating pipes, mains supplies, underground pipework, and concealed plumbing runs.
We use the method that best fits the problem in front of us, so the investigation stays focused, the findings are clearer, and disruption is kept to a minimum.
Our Process
What Happens When You Book a Leak Detection Survey
If you have never booked this kind of service before, the unknown can be part of the stress. We keep the process clear and straightforward.
01
Tell us what’s happening
Call or send an enquiry with the symptoms, property type, location, and any background that may help. That might be pressure loss, a recurring damp patch, water ingress from above, or a request from your insurer for trace and access documentation.
02
We assess the likely cause area
From what you tell us, we identify the most likely source area and explain what the visit is likely to involve.
03
We test and trace the source
On site, we investigate the affected area using the most appropriate detection methods for the problem.
04
We show you exactly what we found
You are told where the leak appears to be, what is likely causing it, and whether repair is within scope there and then.
05
You get written findings and the next step
We provide written findings and photos, along with a clear explanation of what needs to happen next. If further access, materials, permissions, or reinstatement are needed, that is explained clearly before any further work goes ahead.
In many cases, the source can be identified during the initial visit. Where possible, repair may also be completed as part of the same job.
Quick Explanation
Why Proper Diagnosis Usually Saves Time, Damage and Cost
When a leak is hidden, guessing is expensive. Opening the wrong area, replacing the wrong part, or sending multiple trades in without a clear diagnosis often leads to more disruption and a higher overall cost than tracing the source properly first. Leak detection is not about adding another step. It is about reducing wasted steps.
That matters when:
damage is spreading
tenants are waiting
a business needs clarity quickly
an insurer wants evidence
previous repairs have not solved the issue
Typical pipe layouts beneath Scottish residential and commercial properties vary widely by age and construction type.
Continue reading for a full breakdown of detection methods and what to expect during a survey.
Leak Detection for Homeowners, Landlords & Commercial Properties
Residential
Homeowners
If you are worried about damage to your home, you need clarity quickly and a process that does not make things worse. We trace the source carefully and explain what to do next.
When a leak affects a commercial property, mixed-use building, or managed portfolio, delay can increase disruption and complicate decision-making. We provide structured investigation and reporting suited to that environment.
If a tenant has reported damp, mould, staining, or a suspected hidden leak, you need a documented investigation and a practical next step. Written findings and photos can help support the process.
Not sure which service you need? We'll advise on-site or by phone.
Transparent Pricing: Clear Scope Before Work Starts
One of the biggest concerns people have before booking is cost. That's why we believe you should know what the investigation is likely to involve before work begins.
Our investigation fees start at £450.
Final cost depends on the property, the symptoms, and the detection methods required, but the scope is discussed with you up front.
Remember, the proper diagnosis first can also help avoid repeat call-outs, unnecessary opening-up, and repairing the wrong area.
Service Type
Includes
Central Heating Leak Detection
Diagnostic testing, suitable detection method, written findings
Mains / Underground Leak Detection
Supply pipe investigation, suitable detection method, written findings
Bathroom / Wet Room Leak Detection
Moisture investigation, source tracing, written findings
Roof / Building Envelope Investigation
Diagnostic survey, moisture assessment, written findings
All prices are investigation fees unless stated otherwise. Final cost is confirmed after telephone triage. If your insurance policy includes trace and access cover, your insurer may ask for investigation documentation as part of the claims process.
Trusted by Homeowners, Landlords & Property Professionals Across Scotland
When you are choosing a leak detection company, you are not just looking for equipment. You are looking for a process you can trust.
That means:
a methodical investigation
a clear explanation of what was found
minimal unnecessary disruption
written findings and photos
a practical next step once the source is identified
For many customers, the real relief comes from finally knowing where the problem is and what to do next.
Service Coverage
Leak Detection Across the Central Belt of Scotland
We cover Glasgow, Edinburgh, Stirling and surrounding areas across the Central Belt. That includes homes, flats, tenements, rental properties, mixed-use buildings, and commercial premises where the source of a leak is not obvious and a more specialist investigation is needed. Whether you are dealing with a tenement leak in Glasgow, a flat-to-flat water issue in Edinburgh, or a hidden pipe problem in Stirling, the principle is the same: find the source first, then move forward with confidence.
We serve the following locations near this area. Select a location to view local coverage details.
The cost depends on the property, the likely leak location, and the methods needed to investigate it. We explain the likely scope before booking so you know what the service covers.
The longer a hidden leak is left, the more uncertainty, disruption, and damage it can cause. If you think you may have a leak, call now and tell us what is happening. We will help you understand the likely next step and whether a leak detection survey is the right approach. Covering Glasgow, Edinburgh, Stirling and the Central Belt.
