Inside every wall
6 layers.
One gap lets rain through all of them.
Building repair for strata, commercial and residential
For buildings across Metro Vancouver and the Fraser Valley. We find the cause, plan the repair, and fix it.
Where water gets in
Six ways in. We know every one.
Balcony membranes
What fails The membrane cracks and the scupper clogs, so rain soaks into the slab below.
How to spot it Stains or white crust under the balcony above; puddles that stay after rain.
What we do New membranes, drains and railings, unit by unit, while residents stay home.
Windows and doors
What fails Sealant shrinks and the flashing above the window stops shedding water.
How to spot it Swollen or stained sills, bubbling paint, fog between panes.
What we do Reseal, reflash or replace. Whichever will actually last.
Roof edge and parapet
What fails Caps and flashings at the top of the wall open up, and water runs down inside it.
How to spot it Streaks down the cladding from the top floor; top-floor ceiling leaks.
What we do Rebuild the parapet cap and flashing so the top of the wall stays dry.
Cladding joints
What fails Joints in the siding let water behind it, where it rots what holds the wall up.
How to spot it Cracked caulking, loose panels, soft spots you can press in.
What we do Open the wall where it leaks, repair behind it, close it with a proper rainscreen.
Parkade and concrete
What fails Water and road salt get into the slab and rust the steel inside.
How to spot it Rust stains, flaking concrete, drips onto cars below.
What we do Concrete restoration and a traffic coating that stands up to cars.
Planters and drains
What fails Planter membranes fail and drains silt up, sending water into the parkade.
How to spot it Damp parkade walls under a planter; water standing in the soil.
What we do Empty the planter, replace the membrane and drainage, put it back.
Get the highlights.
Balcony membranes
Check every
2 years.
Scuppers and drains, every year.
Depreciation reports
July 1, 2026.
The deadline for Metro Vancouver and Fraser Valley stratas without a current report.
Balcony renewal
Unit by unit. Residents stay home.
New membranes, drains and railings, without emptying the building.
The cost of waiting
×125
What a small leak can cost if it reaches the structure, compared with catching it early.
Where we work
Metro Vancouver to the Fraser Valley.
Strata, commercial and residential.
A specialist, not a handyman.
General maintenance fixes what you can see. We fix why it happened.
| General maintenance | The Recap Group | |
|---|---|---|
| Starts with | The symptom | The cause |
| Fixes | The leak you can see | The layer that failed behind it |
| Knows | A bit of every trade | Walls, roofs, balconies, membranes |
| Plans ahead | Job by job | Depreciation reports that plan 30 years |
Inside the wall.
Six layers keep the rain out. Pull them apart to see where it gets stuck.
- Cladding Sheds most of the rain. Never all of it.
- Rainscreen gap A gap behind the cladding lets stray water drain away.
- Membrane The real waterproof line. One tear here is a leak.
- Sheathing Plywood that braces the wall. Wet, it rots.
- Studs and insulation The frame that holds the building up.
- Drywall Where residents finally see it. Long after it started.
Wait, and it multiplies.
The same leak, dealt with at four different times.
×1
Maintain
Caught early Reseal a joint, clear a drain. An afternoon.
×5
Repair
A few years on The membrane failed. The layer behind it is still sound.
×25
Renew
Left longer Water reached the sheathing. That section of wall comes off.
×125
Rebuild
Left too long Studs and slab are damaged. Now it’s structural.
A rule of thumb from building science (de Sitter’s “law of fives”), not a quote. We price every job on site.
Depreciation reports
Does your strata need one now?
How many strata lots?
- Fewer than 5
- 5 or more
Where is the building?
- Metro Vancouver or Fraser Valley
- Elsewhere in BC
When was your last report?
- Never
- Before 2021
- 2021 or later
Overdue
Your deadline was July 1, 2026.
Metro Vancouver and Fraser Valley stratas with no report, or one from before 2021, needed a current report by then. We can start with a site visit this month.
Based on the BC government’s depreciation report requirements. Your strata manager or lawyer has the final word.
A year of rain, planned.
What to check, and when, on the BC coast.
Sep — Nov
Before the rain
Clear roof, scupper and planter drains. Walk the building and note every stain.
Dec — Feb
In the storms
Watch where water pools and where it shows up inside. Take photos.
Mar — May
After the winter
Inspect the roof, parapets and parkade. Book repairs before summer.
Jun — Aug
The dry window
Membranes, sealant and coatings go on best now.
Membrane and drain timings from BC Housing’s Maintenance Matters bulletins.
Tell us what you’re seeing.
We come out, find the cause, and tell you plainly what it needs.
- Step 1
You call or write
Tell us what you’re seeing and where.
- Step 2
We visit
We look at the building and trace the water.
- Step 3
You get a plan
The cause, the fix and the price, in plain words.
- Step 4
We fix it
And show you what we found behind the wall.
Water coming in right now?
Call or text. Everything else, use the form.
Metro Vancouver · Fraser Valley