Ceiling seepage
Stains, peeling paint or dripping may originate from upstairs waterproofing, drainage or supply pipes, external walls or roofs. Tests are needed to distinguish the source.
Man Kee Engineering Company
Leak detection and loss assessment
Infrared leak detection · Source investigation · Reports · Expert witnesses
Man Kee Engineering Companyis a Hong Kong leak investigation company helping owners, property managers, developers and law firms identify sources and clarify responsibility. Our team includes Authorised Persons and registered surveyors. Engineers, surveyors and Authorised Persons analyse findings using multiple corroborating tests. We are appointed by several developers for leakage investigations.
We understand the disruption leaks cause. Delays often increase damage and repair costs. Establishing the source first and making targeted repairs is usually more efficient.
Services
Seepage and leakage problems we investigate
We use instruments and tests to locate seepage, assess its extent and trace its causes, addressing a range of leaks and flooding problems:
External and internal wall seepage
Cracks, damaged external finishes and poorly sealed windows allow rain into internal walls, often during the rainy season or after typhoons.
Floor seepage
Ageing or poorly installed bathroom and kitchen waterproofing can allow water into the flat below or adjacent wall bases.
Roof and podium seepage
Ageing waterproofing or blocked drainage and ponding on roofs or podiums can dampen top-floor ceilings.
Burst pipes
Concealed supply pipe fractures or loose joints in walls and floors can cause continuous leakage and require prompt location and repair.
Sewage backflow
Blocked or damaged drains can cause sewage to back up or leak, damaging finishes and creating hygiene problems.
Seepage investigation
When should a seepage investigation be arranged?
The following signs may indicate leakage and warrant early investigation:
- Stains, discolouration or persistent dampness on ceilings or walls
- Blistering or peeling paint, or loose plaster
- Mould on walls or ceilings that returns shortly after cleaning
- White crystalline deposits on surfaces
- Expanding stains or dripping after rain or water use upstairs
- Swollen or warped timber floors or skirtings
- Unexplained increases in water bills suggesting pipe leakage
- Seepage complaints from neighbours below or building management
Buyers of existing properties and owners receiving new flats can also check for seepage duringNew and existing property inspectionsand arrange source investigation if a problem is found.
Investigation process
Three steps to leak source detection
Our approach generally follows three steps:
- Site survey and testing Examine the leakage on site, selecting precise instruments and tests suited to the conditions to identify the source.
- Prepare the investigation report Photograph and document the findings, including repair recommendations, cost estimates and loss assessment. Reports can be signed by recognised registered professionals for court or engineering meetings.
- Repair the source Carry out targeted repairs using the methods recommended in the report.
Investigation methods
Infrared and other leak detection methods
Every case differs, and one method alone may not establish the source. We select and corroborate appropriate methods, including:
Infrared thermal imaging
Thermal cameras measure temperature distribution across ceilings, walls and floors. Wet and dry areas often differ in temperature, helping locate potential dampness without damaging finishes.
Moisture meter testing
Moisture meters measure several points around the affected area to establish moisture distribution and changes, corroborating infrared results.
Microwave seepage scanning
Microwaves can penetrate finishes and assess moisture below the surface, helping map water within walls or floors without opening them up.
Fluorescent dye penetration and ultraviolet detection
Fluorescent dye is introduced at the suspected source and the affected area examined under ultraviolet light. Fluorescence indicates a leakage pathway between the locations.
Sodium chloride testing
Seawater is used for flushing in many Hong Kong districts. Salt measurements in seepage samples help determine whether flushing water is involved and narrow down the source.
Urea testing
Testing samples for urea helps assess whether leakage originates from sewage or drainage systems.
Professional ponding and immersion tests
Water is ponded on a suspected floor area and moisture below monitored over time to test bathroom, kitchen, balcony or roof waterproofing.
Spray and jet tests
Water is sprayed onto external walls, windows or wall surfaces to simulate rain while checking for indoor leakage, assessing weatherproofing performance.
Electromagnetic detection
One of the instrumental methods selected according to site needs, helping assess conditions beneath finishes alongside other test results.
Visual inspection and rainfall analysis
Investigators examine the location, extent and surroundings and compare seepage timing with rainfall records to assess whether rain is involved.
Leakage report
Leakage reports, loss assessments and expert witness services
Leakage report contents
Following testing, we prepare a report covering:
- Site photographs
- Methods used and findings
- Analysis of the seepage source
- Repair recommendations
- Estimated repair costs
- Related loss assessment
Sign-off by recognised registered professionals
Reports may be signed by recognised registered professionals for court proceedings or engineering meetings. For our team and qualifications, seeOrganisation and team qualifications。
Loss assessment
A professional estimate of leakage damage, including repairs to ceilings, walls, floors and finishes, supporting the amount claimed from a responsible party or insurer.
Expert witness services
For legal proceedings, we can provide expert witness services and reports based on the findings. The court determines a report's role in each case; legal advice is recommended.
Sample leakage reports
Previous leakage reports can be found onSample leakage reports and photographspage.
Case studies
Selected leakage investigation case studies
These photographs show previous cases. Our investigators visit the site and select suitable equipment, includingInfrared thermal camerasandMoisture metersto identify the source. Details are photographed during testing as evidence for the report.
Integrated service
Leak repairs and waterproofing
After locating the source, we can provide repairs following the report's recommendations, including:
- Roof waterproofing
- Bathroom waterproofing
- Window sill waterproofing
- Wall waterproofing
- Kitchen waterproofing
Repainting or replastering the damp surface does not solve the cause. Repair the source first, allow materials to dry, then restore finishes. For other works, seeServices。
Government and independent investigations
Joint Office versus independent leakage investigations
Government Joint Office investigations
The Joint Office is staffed by FEHD and Buildings Department personnel and investigates free of charge. Stage 1 establishes seepage with moisture readings of at least 35%; Stage 2 includes drain dye tests and monitoring; Stage 3 involves consultant-led testing such as ponding and wall spraying. New procedures from 16 July 2026 add infrared imaging at Stage 1.
Scope of government investigations
The Joint Office addresses seepage constituting a sanitary nuisance. Cases below 35% moisture are not investigated, and compensation between owners is outside its remit.
Independent leakage investigations
Private investigations are paid services without a moisture threshold. Instruments and tests are tailored to the case, and reports include repair recommendations, cost estimates and loss assessment for repairs, negotiations or claims. Government and private investigations can proceed together.
For steps to address upstairs seepage and government penalties, seeUpstairs seepage and Joint Office FAQs; official information is available on theJoint Office for Investigation of Water Seepage Complaints website.
Fees and booking
Leak investigation fees and booking
How fees are calculated
Fees depend on the affected area, tests required and whether reports, loss assessments or expert witness services are needed. Quotations follow a review of the case.
Information to provide with an enquiry
- Property address and type (residential, shop, office, etc.)
- Seepage location (ceiling, wall, floor, window surround, etc.) and photographs
- When seepage occurs and whether it relates to rain or water use upstairs
- Whether the management office or Joint Office has been notified
- Whether a report is needed for negotiation, a claim or legal proceedings
Frequently asked questions
Leak investigation FAQs
It establishes the location and extent of seepage and traces causes and sources. We investigate ceilings, external and internal walls, floors, roofs, burst pipes, sewage backflow and related flooding problems.
No. It measures surface temperature distribution without opening walls, ceilings or floors. Investigators corroborate the findings with moisture meters and other methods.
First, survey and test the site to locate the source. Second, photograph findings and prepare a report with repair recommendations, cost estimates and loss assessment. Third, repair the source according to the recommendations.
It includes site photographs, repair recommendations, cost estimates and related loss assessment, and can be signed by recognised registered professionals for court proceedings and engineering meetings. The court determines its role in a case; consult a solicitor as well.
Yes. Investigators can use infrared scans, moisture distribution and water sample tests in the affected flat, assess potential sources by elimination and prepare a report for negotiation or further action.
Both can proceed together. The free government investigation addresses sanitary nuisance at moisture readings of at least 35%, not compensation. Consider private testing for minor or intermittent seepage, faster source identification, or a report for negotiation and claims.
Fees depend on the leakage area, tests and whether a report, loss assessment or expert witness is needed. Please call 92703423 or 68186286 for a quotation after discussing the case.
Yes. We provide an integrated repair service based on the report, including waterproofing for roofs, bathrooms, window sills, walls and kitchens.
Early action is best for leaks. Call us today
92703423
Book leak detection and related services
Man Kee provides leak detection, infrared testing, source investigations, reports, loss assessments and expert witness services for residential and commercial properties in Hong Kong. Please call 92703423 / 68186286, or visit theContact uspage to leave your details. Our office is at Room A4, 17/F, Block A, Chungking Mansions, 40 Nathan Road, Tsim Sha Tsui, Kowloon.
Related pages
- New property, handover and existing property inspections
- Property inspection and building acceptance services
- Leakage and property report samples and photographs
- Property inspection and water leakage FAQs
- Customer feedback after inspection
- About Man Kee Engineering
- Our organisation and professional inspection team
- Return to the home page