Leak detection finds a hidden water leak without lifting whole floors or cutting into walls on a guess. Non-destructive water leak detection across the Scottish Borders & East Lothian — thermal imaging, acoustic correlation, tracer-gas and moisture-mapping to find a hidden pipe failure without taking up the whole floor. We work directly with insurers (most policies cover the trace-and-access cost), provide a written report with thermal images for your claim, and follow on with the repair so you only deal with one trade rather than three.
Step 1
We talk you through the symptoms — pressure-loss, damp patch, meter ticking — to plan the right detection method.
Step 2
Thermal, acoustic or tracer-gas survey. Most leaks pinpointed in 60–90 minutes.
Step 3
Cut-out, fix and pressure-test the affected section. Floor lift kept to the smallest possible area.
Step 4
Written report with thermal images, pressure data and a clear cost breakdown for your insurer.
A hidden leak needs a method suited to the pipework, not simply the nearest damp patch. Across the Scottish Borders and East Lothian, we first separate an incoming water supply problem from a heating circuit losing pressure. In a rural property, knowing where the supply enters and where it can be isolated helps narrow the search. Tell us whether the meter moves with taps closed, the boiler pressure falls, or damp appears after heating has been running.
Older stone houses can conceal several generations of pipework. Water may follow joists or pipe sleeves before appearing on a wall, so the visible stain is evidence rather than a reliable excavation point. Whether you are in Selkirk, Peebles or Galashiels, tracing comes before deciding what needs opening. The same approach applies to homes in Tranent and Musselburgh within our East Lothian coverage.
Thermal imaging follows heat patterns around hot water and underfloor pipework. Acoustic equipment listens for escaping water on pressurised pipes, while tracer gas can help locate slow leaks beneath screed or tiles. The findings guide a targeted opening where repair needs access; non-destructive detection does not mean every repair is possible without disturbing a finish. We explain the survey scope and quote for the repair once the source is known.
The price depends on the symptoms, access and detection method needed. We confirm the scope and charge before the survey, then quote separately for any repair.
Only directly above the leak — usually a single tile or one floorboard. The whole point of acoustic and thermal detection is avoiding the wider lift that traditional methods cause.
Most accessible pipe leaks are repaired on the same visit. Underfloor heating leaks may need a return visit if a specialist coupling has to be ordered, but the leak is isolated immediately.
A water meter moving with everything off, boiler pressure that keeps dropping, warm patches on a floor, spreading damp or the sound of running water at quiet times are the usual signs.
Many home insurance policies include trace and access cover. Check your policy wording; we provide a written report with images for your claim.
We are based in Kelso and carry out leak detection across the Scottish Borders and East Lothian.
Local pages with town-specific notes, postcode coverage and FAQs across the Scottish Borders and East Lothian.
We also cover surrounding villages across the Scottish Borders and East Lothian. Ask us if you're unsure.
Tell us about your project and we'll be in touch — usually the same working day. Or call 07747 002334 24/7.
Tell us about your project — we'll respond within one working day.
Leaks on the incoming mains, on hot and cold pipework inside the house, on sealed central heating systems and in underfloor heating loops can all be traced. The first job is always to confirm which system is losing water, because a boiler that keeps losing pressure points to the heating circuit, while a meter that turns with every tap off points to the supply. Knowing that decides whether thermal imaging, acoustic listening or tracer gas does the work, and it stops the search wandering into rooms that are not involved.
Water runs along joists, pipe sleeves and screed before it shows itself, so a stain can appear well away from the fault. Opening up where the stain is can mean damaging a finished floor and still missing the leak. Tracing first, then opening only at the marked point, keeps disruption and making good to a minimum, which matters most under tiles, fitted kitchens and underfloor heating.
Read more in our guides to signs of a hidden water leak and how leak detection works. If water is pouring through a ceiling, close the stop tap and call our emergency line instead.
