The most expensive leaks are the ones you cannot see. Water escaping from a concealed pipe can run for weeks behind tiles or under a floor screed, raising the water bill, softening plaster and eventually appearing as a stain on a ceiling or the wall of the next room. By then the damage is often well away from the source.
We trace hidden water leaks in villas, apartments and commercial premises in Dubai and across all seven emirates. The aim is simple: find the source accurately first, so only the smallest necessary area of tiles or plaster is opened for the repair.
Signs you may have a hidden leak
- A higher water bill without any change in how you use water
- The water meter moving when every tap and appliance is off
- Damp patches, stains or bubbling paint on walls or ceilings
- Mould or a musty smell in one area, often near bathrooms or kitchens
- Loose, hollow-sounding or lifting floor tiles
- White, powdery deposits on walls where water has evaporated through the plaster
- The sound of running water when nothing is in use
- The pump starting by itself, or the roof tank emptying faster than usual
The last sign is common in UAE villas. A leak anywhere on the pressurised side of the system makes the booster pump start to make up the lost pressure, so a pump that switches on at night with no taps open is often the first clue. If the pump itself is faulty, see water pump repair.
Where leaks usually come from
Concealed supply pipes in walls and floors, especially at joints and fittings, where a poor connection or movement eventually opens up.
Shower and bath mixers. Concealed mixer bodies and their connections sit inside the wall, so a weeping joint stays hidden until damp spreads.
Shower trays and wet areas. Failed grout, sealant or waterproofing lets water track into the floor below, even when the pipes themselves are sound.
Drain pipes under floors and in ceiling voids, including traps and joints that have shifted.
Water heaters fitted above false ceilings, where a dripping relief valve or leaking tank can go unnoticed. See water heater repair.
AC condensate drains. Water stains near indoor AC units are often a blocked or disconnected condensate line rather than plumbing. See AC repair.
Roof and tank areas, including tank connections, overflow pipes and pipe penetrations through the roof.
How we find a leak
Leak detection works by narrowing the search step by step rather than guessing.
Meter and isolation tests
With all outlets off, we watch the water meter or the tank level to confirm whether water is being lost, and how fast. Closing isolation valves section by section shows which part of the system is losing water.
Pressure testing
Individual pipe runs are isolated and pressurised. A falling gauge confirms a leak on that section and rules out others.
Thermal imaging
A thermal camera shows temperature differences on walls and floors. Hot water leaks show up as warm patches, and evaporating water from cold leaks often shows as cooler areas. It is particularly useful for tracing hot water pipes and underfloor runs.
Acoustic detection
Water escaping under pressure makes a faint noise. Sensitive ground and wall microphones help pinpoint where that noise is loudest along a pipe route.
Moisture mapping
Moisture meters measure dampness in plaster, screed and timber, showing how far water has spread and where it is concentrated.
Each method has limits on its own. Combined, they usually locate the source to a small area before anything is opened.
Supply leak or drain leak?
The answer changes the approach. Supply pipes are under constant pressure, so they leak all the time and show up on the meter and in pressure tests. Drain pipes only carry water when something is used, so they leak intermittently and do not move the meter.
A damp patch that grows after showers but not otherwise points to a drain, shower tray or waterproofing problem. Testing then involves running specific fixtures and watching for moisture, or inspecting drains, rather than pressure testing. If the problem is a blocked or damaged drain, our drain cleaning team can help.
After the leak is found
Once the source is pinpointed, we explain what we found, show you the evidence, and quote for the repair. Opening is kept to the area needed to reach the fault.
Repairs range from tightening or replacing a fitting to replacing a section of pipe or a mixer body. See pipe repair and replacement. Making good tiles and plaster afterwards is discussed in the quote.
On request, we provide a written summary of findings, which landlords, building managers and insurers often ask for.
Leaks between apartments
When water appears in the ceiling of the flat below, the source is usually, but not always, in the flat above. It may also come from a shared riser, a drainage stack or a neighbouring unit. We test the fixtures and pipes inside the apartment, establish whether the leak is there, and say clearly if the evidence points to shared building services, so building management can take responsibility.
What you can check yourself
- Turn off every tap, appliance and AC unit, then check whether the water meter is still moving
- In a villa, see whether the booster pump starts on its own when nothing is running
- Look for stains around concealed mixers, under sinks and near water heaters
- Check whether a damp patch grows only after showers, which points to a drain or waterproofing problem
- Note when you first saw the damage and whether it has spread
Share what you find when you contact us. It shortens the search.
What affects the cost
The cost depends on the property’s size, the number of pipe runs to test, which methods are needed and how accessible the area is. The repair is quoted separately once the source is known.
Leak detection across the UAE
We trace leaks in Dubai, Abu Dhabi, Sharjah, Ajman, Ras Al Khaimah, Fujairah and Umm Al Quwain. Our office is in Al Khabaisi, Dubai. Visits within Dubai are free; outside Dubai a AED 250 site-visit charge applies, which is fully deducted from the service cost if you go ahead. All visits are scheduled in advance.
Request a quote for leak detection
Tell us what you need and send photos on WhatsApp if you can. Site visits within Dubai are free, and every price is confirmed before work starts.
Frequently asked questions
Will you need to break tiles?
Only once the source is located, and then only the area needed for the repair. Locating first avoids opening walls on a guess.
How long does leak detection take?
A straightforward apartment test may take a couple of hours. Villas with long concealed runs, or intermittent drain leaks, take longer.
Can every leak be found?
Most can. Very slow or intermittent leaks sometimes need a second visit or a longer test period to confirm.
Is a damp wall always a plumbing leak?
No. Condensation, roof leaks, failed waterproofing and AC drains can all cause damp. Part of the job is ruling these in or out.
Do you also repair the leak?
Yes. Once the source is found, we quote for the repair.
Can a leak cause electrical problems?
Yes. Water reaching sockets, light fittings or junction boxes can trip the RCD or create a hazard. Switch off affected circuits and tell us when you book.
Will the water company detect a leak for me?
Utilities measure consumption at the meter, so a jump in your bill may be the first sign. Finding the leak inside the property is the owner’s or tenant’s responsibility.
Related services
For the repair itself, see pipe repair and replacement. For other plumbing work, visit plumbing services. Regular plumbing checks can be included in an annual maintenance contract.