Water Leak Detection Services in Shoreline, WA
Unexplained water use deserves a closer look, especially when every fixture is off and the meter still shows activity. Customers in Shoreline call us when ordinary troubleshooting has not revealed the source.
A water leak in a managed property has a way of becoming everyone's problem fast - a stained ceiling two floors down, a water shutoff that displaces tenants, and a plumber who needs to open walls before knowing where to look. For property owners and managers in the area, that sequence is expensive and avoidable.
Simply Leak Detection locates the source precisely before anything opens. Whether the loss is in a supply riser, under a slab, or feeding a specific tenant unit, we isolate the system, use non-invasive acoustic and thermal instruments, and deliver findings the same day - with photos and exact coordinates your plumber and insurer can act on immediately.
We work directly with property managers, HOA boards, and building owners across the greater Seattle area. Discreet scheduling, no tenant disruption beyond a brief pressure test, and a written summary of findings included with every invoice make the repair conversation straightforward.
Signs you might have a hidden leak
We're most often called in when a plumber has already looked and can't find it - but if you're experiencing any of the following, you don't need to wait that long.
Unexplained spike in your water bill
If your bill jumped without a change in usage habits, water is going somewhere it shouldn't - possibly underground or inside a wall.
Water meter moving when everything is off
Turn off every fixture and appliance, then watch your meter. Any movement - even a slow crawl - confirms water is actively leaving the system somewhere.
Soggy yard patches or zones that stay wet
Sections of lawn or landscaping that are consistently wetter than the rest - especially when the irrigation hasn't recently run - often point to a buried line failure.
Well pump running excessively
If you notice your well pump frequently cycling on (by hearing it, seeing an indicator light, or noticing a high electric bill) when no water is in use, you may have a leak.
Low or inconsistent water pressure
A supply line losing water before it reaches your fixtures will often show up first as pressure that drops or fluctuates for no clear reason.
Sound of running water with nothing on
Hissing, trickling, or rushing water sounds when every tap and appliance is off is a classic indicator of a pressurized leak somewhere in the system.
Warm or hot spots on your floors
A hot-water supply line failing beneath a concrete slab radiates heat upward. Warm patches on tile or hardwood floors are a common early sign of a slab leak.
Wet patches on walls, ceilings, or floors
Moisture that appears without an obvious source - no recent rain, no spill - usually means water is migrating from a hidden pipe failure nearby.
Musty smell, mold, or mildew without a visible cause
Persistent musty odors or mold growth in an area that never gets wet from normal use often traces back to a slow, long-running leak behind or beneath the surface.
Foundation cracks, settling, or uneven floors
Long-running slab leaks erode the soil beneath a foundation. New cracks in concrete or drywall, doors that stick, or floors that feel uneven can all follow from that movement.
Rotten egg or sulfur smell in your house
That distinct sulfur odor is added to natural gas specifically so you'll notice it. A smell near a gas line, appliance, or in your house warrants immediate investigation.
Your plumber said to call a leak detection specialist
Plumbers refer to us when a leak won't reveal itself to standard diagnostics. If yours suggested a specialist, that's exactly what we do.
Services We Offer in Shoreline
From residential slab leaks to commercial irrigation systems, we locate water leaks and leaks on privately owned gas lines downstream of the meter using non-invasive equipment.
Locate buried supply-line leaks without trenching your yard, driveway, or landscaping.
Learn more →Find hidden leaks inside walls, floors, and under slabs - no exploratory demolition.
Learn more →Pinpoint sprinkler and irrigation mainline leaks without disturbing your landscape.
Learn more →Acoustic and thermal pinpointing under concrete - no guesswork, no unnecessary jackhammering.
Learn more →Precision leak detection for offices, retail, and industrial buildings with minimal tenant disruption.
Learn more →Identify the source unit and line quickly to contain damage and resolve disputes.
Learn more →Locate leaks in fire suppression systems without compromising building life-safety systems.
Learn more →Find leaks in large-diameter water mains and underground distribution lines.
Learn more →Locate non-metallic poly and PEX pipe routes acoustically when tracer wire is unavailable.
Learn more →Locate buried utilities before digging to avoid costly and dangerous strikes.
Learn more →Pinpoint electrical ground faults in underground conduit and direct-bury systems.
Learn more →Locate leaks on privately owned gas lines downstream of the meter, typically within a home.
Learn more →Technology that finds the leak. Not one that guesses.
- ✓Acoustic correlators and ground microphones calibrated for Pacific Northwest soil and pipe conditions
- ✓Acoustic route locating for plastic poly and PEX lines without tracer wire
- ✓10,000+ leaks located since 2010 - we know what we're listening for
- ✓Precise enough to guide a single-core concrete repair instead of exploratory demolition
Three steps. No guessing.
Call or schedule online
Tell us what you're seeing - bill spikes, wet spots, meter movement. We gather details so we arrive prepared.
Non-invasive inspection
Acoustic sensors, thermal imaging, and tracer gas where needed. No jackhammers. No unnecessary openings. No guesswork.
Written summary with exact location
Precise location and photos in a summary of findings included with every invoice.
Underground Water Leak & Sprinkler Line Detection
Underground leaks are a broad category - buried service lines, mainlines, irrigation circuits, and in some cases gas distribution lines running through a property - and they share a common problem: the only way to know exactly where the loss is occurring is with specialized detection equipment. We handle the full range, from locating a single break in a half-inch residential supply line to mapping and testing a multi-zone commercial irrigation system across several acres. See our underground leak detection and irrigation leak detection service pages for more detail.
Commercial irrigation systems - multi-zone controllers, backflow prevention assemblies, and valve manifolds - operate under enough pressure that a single failed valve or cracked mainline can waste thousands of gallons before anyone notices. Property managers, HOAs, and landscaping contractors call us when a zone stops performing, a meter shows unexplained loss, or an irrigation contractor has traced the problem as far as their own equipment can reach. For properties without existing as-builts, we map the line first, then locate the leak - delivering a marked repair point and a written summary of findings included with every invoice that your contractor can work from directly.
Residential sprinkler systems get the same treatment. If it runs underground and it's losing water, we can find where - without turning your yard into a trench to do it.
Leak Detection Inside the Home
Leaks inside the home are often the most disruptive to find - not because the water is hard to detect once damage appears, but because knowing where it originated without opening walls is the challenge. A wet spot on a ceiling could be a supply line in the wall above, a slow drain connection, or condensation from an HVAC line. Our residential leak detection service is built to pinpoint the source before anything gets cut open.
We use acoustic listening equipment and thermal imaging to trace active leaks inside walls, under flooring, and in ceilings without exploratory demolition. The result is a precise location - not a square-foot target area - so the plumber making the repair knows exactly where to open and nothing else gets disturbed.
If the source turns out to be under the foundation rather than inside the wall, the approach shifts to slab leak detection - but the goal is the same: one location, one repair, one written summary of findings. Both services can often be confirmed or ruled out in a single visit.
Whether the issue is a slab leak under your foundation or a break in a buried supply line, the detection process follows the same principle: isolate the system, pressurize it, and listen. slab leak detection and underground water leak detection are two of our most requested services, and both benefit enormously from accurate locating before any concrete gets cored or any yard gets opened.
If the source turns out to be on the service line between the meter and the structure, that's an underground locate job. If it's inside the slab itself - a hot-water supply line that's been expanding and contracting against the concrete for years - that's a slab locate job. We handle both with the same non-invasive equipment and the same precision standard.
Common questions from Shoreline customers
We use calibrated acoustic ground microphones, thermal imaging cameras, and a safe nitrogen/hydrogen tracer-gas blend. Underground water pipe leaks are located primarily through acoustics; we typically also use the tracer-gas blend as additional confirmation of the leak location. The method depends on pipe material, location, and leak type.
In the right conditions, accurate to within a foot or less. Accuracy depends on soil type, pipe material, depth, and ambient noise. Finished flooring and concrete affect how we listen. Underground water pipe leaks are located primarily through acoustics; we typically also use a safe nitrogen/hydrogen tracer-gas blend as additional confirmation of the leak location.
Most residential inspections take one to two hours. Larger commercial properties, complex underground systems, or intermittent and very slow leaks may take longer. We give you a time estimate based on scope when you schedule.
Yes - we locate leaks on privately owned gas lines downstream of the gas meter, typically within a home. The gas company is responsible for leaks on the underground service line leading up to the meter. If you smell gas or suspect an active leak, leave the area and call 911 or your gas company first.
It's uncommon, but very slow or intermittent leaks can be difficult to detect in a single visit. When that happens, we're transparent about what we found, what we ruled out, and what the appropriate next step is. We don't leave without a clear path forward.
Have a question we didn't answer?
Have a leak? We'll find exactly where it is.
Non-invasive leak detection for homes and businesses in Shoreline and across Western Washington. Written summary of findings and exact location - same day.