Water leakage case

Six-Year Mystery Solved: Scientific Data Pinpoints Source of Water Leakage in Chai Wan Residence

Background​

Our client is the owner of a residential flat at Artland Court, 392 Chai Wan Road, Chai Wan, Hong Kong. Since 2019, persistent signs of water leakage had appeared in the flat's bathroom, living/dining area, and bedrooms, manifesting as water stains, paint peeling, and even mold growth on walls and ceilings. For years, the source remained elusive, leaving the problem unresolved until the owner commissioned our authoritative investigation in 2025.

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The Client's Challenge

Unknown Source: The leakage was widespread, affecting multiple rooms, but the origin was a mystery, preventing effective repairs.

Unclear Liability: It was impossible to determine if the issue stemmed from internal plumbing, the building's external wall, or a neighbor's unit, complicating liability assignment and hindering claims or repairs.

Ongoing Damage: Years of persistent water ingress had caused cumulative damage to the interior finishes and property.

Our Role​

Retained as an independent, impartial third-party expert, Silver Surveyors was commissioned to conduct a comprehensive investigation to trace the source of the leakage and assess the resultant damage. The goal was to identify the definitive cause and provide a legally admissible expert report.

The Technology Lens: A Multi-Method Diagnostic Approach​

We conducted two detailed surveys on September 22 and November 3, 2025, employing a range of scientific methods recognized by Hong Kong courts:

High-Definition Infrared Scanning:

The scans clearly showed areas of moisture retention (indicated by blue zones in the thermal images) on multiple internal walls and ceilings adjoining the external wall​ in the affected bathroom, bedroom, and living areas. Crucially, corresponding areas of low-temperature anomaly were also identified on the building's external wall.

Microwave/Conductance Moisture Testing:​

Quantitative measurements were taken at dozens of points. Data comparison revealed significantly elevated moisture readings at many locations during the September survey (some as high as 96.8%), which had drastically decreased to normal levels during the re-inspection in November's drier weather. This dynamic pattern aligns with the characteristics of external rainwater ingress gradually drying out.

Water Sample Chemical Analysis:

Samples extracted from various leakage points all tested as fresh water with no salt or ammonia content. This ruled out internal sources from saline water pipes, sewage pipes, or sanitary pipe bursts, further pointing to external rainwater.

Key Findings & Conclusion

Synthesizing all scientific data, we reached a definitive conclusion: The leakage originated from failed waterproofing in the building's external wall.​ Rainwater penetrated through cracks in the external wall, migrated within the building structure, and spread to multiple internal areas of the flat, including the bathroom, bedrooms, and living/dining room.

Loss Assessment & Repair Recommendations​

Based on the scope of damage caused by the leakage (including rendering spalling, paint damage, moldy cabinets, etc.), we formulated a detailed repair proposal. Referencing the Government Census and Statistics Department's wage data, the estimated repair cost is approximately HKD 78,848. The report also outlined the repair sequence: the external wall leakage source must be addressed by the building management first, before internal repairs can proceed.

Project Value

For our client, the value of this investigation report is:

Pinpointed the Root Cause: Provided irrefutable scientific data, ending six years of speculation and dispute by clearly identifying the building's external wall as the responsible party.

Provided a Basis for Claim: The report serves as authoritative, court-admissible evidence for the owner to pursue claims against the Owners' Corporation or other responsible parties.

Guided Effective Repairs: Clarified the logical sequence and scope of repairs, preventing the client from undertaking ineffective internal patchwork.

Silver Surveyors' Insight

Protracted leakage disputes often become a "Rashomon" scenario due to a lack of early scientific evidence. This case demonstrates how a systematic combination of scientific testing methods​ can make a building "tell its story," tracing the water's path. Even in complex diffusion scenarios, an objective truth can be established to safeguard our clients' legal rights and interests.

Is your property suffering from persistent leakage with an unknown source?

Contact Silver Surveyors. Let scientific evidence solve the mystery for you.

Tel: +852 3489 9268

Website: www.silversurveyor.org

（Bathroom ceiling and walls affected）

（Living room and guest room ceiling and walls affected）

（Room walls affected）

Floor Plan of Inspected Unit (Sketched on-site by Inspector)

（Moisture Content Distribution Table: Wall A at Affected Location 1）

（Moisture Monitoring Points Location Plan: Wall A at Affected Location 1）

Water Sample Test Results at Affected Location 1: The water sample tested negative for Ammonia (Left Image); The salinity content of the water sample was 0.00 p.p.t. (Right Image).

Water Sample Test Results at Affected Location 1: The water sample tested negative for Ammonia (Left Image); The salinity content of the water sample was 0.00 p.p.t. (Right Image).

External Wall (At Bathroom Position of the Inspected Unit)

External Wall (At Bathroom Position of the Inspected Unit)

External Wall (At Living and Dining Room Position of the Inspected Unit)