Leak Detection in Van Nuys — Finding Hidden Leaks in Older Homes & Apartments

If you own or manage property in Van Nuys, chances are you’re dealing with a building that was constructed between the 1950s and 1970s — and that means galvanized steel pipes that have been quietly corroding for decades. Unlike newer copper or PEX systems, galvanized pipes rust from the inside out, and by the time you see a water stain on the ceiling or a spike on your LADWP bill, the leak has often been spreading inside walls or under slabs for weeks. Professional leak detection in Van Nuys isn’t just a convenience — it’s the difference between a minor repair and a major renovation.

EZ Plumbing has been serving the San Fernando Valley since 1989, and we know Van Nuys’s housing stock well. From the dense apartment corridors along Oxnard Street to the older single-family homes near the Van Nuys/Sherman Oaks border, we’ve seen exactly how these aging systems fail. Our licensed technicians use non-invasive electronic leak detection and thermal imaging equipment to locate the source of a leak precisely — before any wall gets opened or concrete gets cut.

Property managers in Van Nuys face a particularly tricky challenge: shared sewer laterals and common water mains in multi-unit buildings. When a leak is discovered, disputes over responsibility between units — or between tenants and landlords — can drag on while water damage gets worse. Accurate leak detection in Van Nuys with a documented report gives everyone the clear picture they need to move forward fast.

Why Van Nuys Homes Are Especially Prone to Hidden Leaks

The concentration of post-war housing in Van Nuys means a very specific set of plumbing risks. Galvanized pipes installed in the 1950s and 1960s have a typical lifespan of 40–70 years — which means many are already past due. As the zinc coating breaks down, rust narrows the pipe interior, pressure builds unevenly, and pinhole leaks form at joints and elbows. These are notoriously difficult to spot without specialized equipment because they often occur inside concrete slabs or behind stucco walls. We regularly respond to leak detection Van Nuys calls where the homeowner has been losing hundreds of gallons of water per day without any visible sign outside.

Older water heaters in this neighborhood add another layer of risk. Many units we visit still have original or second-generation tank heaters sitting in cramped utility closets, slowly leaking at the base or through corroded supply connections. A slow water heater leak can saturate subfloor materials for months before it’s noticed — and in multi-story buildings, that moisture travels down to units below.

Our Leak Detection Process for Van Nuys Properties

We start every leak detection in Van Nuys job with a pressure isolation test to confirm whether the leak is on the supply side, the drain side, or both. From there, we deploy acoustic listening devices and thermal cameras to map exactly where the water is escaping — without tearing into anything prematurely. For slab leaks common in Van Nuys’s older concrete foundations, we use ground microphones that can pinpoint a breach to within inches. You get a clear verbal walkthrough and, when needed for insurance or landlord-tenant documentation, a written report of our findings. Our goal is to give you answers, not guesswork — so repairs can be targeted, cost-effective, and permanent.

Frequently Asked Questions About Leak Detection in Van Nuys

My apartment building was built in 1962 and has galvanized pipes. How do I know if a slow leak is behind my walls?

Galvanized pipe leaks in older Van Nuys apartments often show up first as discolored water, reduced pressure at specific fixtures, or a faint musty smell near walls — not visible water. If your LADWP bill has crept up with no change in usage habits, that’s another strong indicator. A non-invasive electronic leak detection scan can confirm whether there’s active moisture inside your walls without any demolition.

We have a shared sewer lateral in our multi-unit building on Oxnard Street. How do you determine which unit or owner is responsible when there’s a leak?

Shared lateral disputes are one of the most common calls we get for leak detection Van Nuys multi-unit properties. We use camera inspection combined with precise location marking to show exactly where along the lateral the failure is occurring — whether it’s under a private unit, in common area, or at the city connection point. That documentation is critical for resolving responsibility disputes quickly and fairly.

Can a slab leak really go undetected for months in a Van Nuys home?

Absolutely, and it happens more than most homeowners expect. Van Nuys’s older concrete slab foundations were poured over copper or galvanized supply lines with minimal protective wrapping. When those lines develop pinholes, water can wick laterally through the slab and evaporate before pooling visibly. The first signs are often warm spots on tile floors, a running water meter when all fixtures are off, or foundation settling. Our acoustic and thermal equipment is specifically designed to catch leaks in exactly these conditions.

My water heater is original to the building — around 25 years old. Should I get leak detection done before replacing it?

Yes, and here’s why: in many of the older Van Nuys homes and apartment buildings we service, a failing water heater has already been seeping at the base for long enough to damage the subfloor or the unit below. Before you install a new heater, it’s worth having us check for moisture intrusion in the surrounding area. Finding and drying out hidden water damage first prevents mold growth and structural issues that would cost far more to fix after the new unit is in place.

For Leak Detection in Van Nuys, call EZ Plumbing at (818) 908-2710 or schedule service online.