Listed building leak detection in the West Midlands

Water around a rooflight in a West Midlands listed property needs the affected assembly tested separately from surrounding masonry. Share photographs, earlier repairs and access restrictions. The Derbyshire case below shows why water and tracer-gas results must be read together.

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Read the case study

An ADI engineer examining a painted brick wall with a thermal imaging camera

Areas we cover in West Midlands

West Midlands coverage

Birmingham
Coventry
Wolverhampton
Dudley
Solihull
Walsall
West Bromwich
Smethwick
Oldbury
Wednesbury
Stourbridge
Halesowen

Map of West Midlands

Matlock, Derbyshire: checking skylight seals at a listed castle

Tracer-gas equipment used to check a skylight joint at the Matlock property. — Original ADI job photograph: skylight checks in Matlock, Derbyshire, outside the West Midlands.

In December 2024, ADI investigated reported water ingress around two orangery skylights and a gym skylight at a listed castle in Riber, Matlock, Derbyshire. This job took place outside the West Midlands. The investigation concerned the modern skylight assemblies.

Flood testing did not produce water ingress at the two orangery skylights. Tracer-gas checks detected gas at points around them. At the gym skylight, flood testing did show water ingress, and tracer-gas checks identified points there too.

The report identified compromised seals and recommended repairs to all three skylights. It did not record completed seal repairs or a post-repair retest.

Buildings and situations to discuss

Listed houses and cottages where pipework runs under timber boards or solid floors.
Period townhouses and houses divided into flats, where pipe routes may not follow today’s layout.
Historic buildings used as shops, pubs or offices, where the supply can pass through areas used by others.
Rooms with fitted joinery, panelling or decorated plaster that limits access.
A rising water bill or falling heating pressure with no visible sign of water.
Damp where it is unclear whether rain, the ground, condensation or plumbing is responsible.

Leak detection services in West Midlands

Water in an older building rarely shows itself where it starts. These are common starting points for an enquiry, before anyone decides what, if anything, needs opening up.

Water behind a wall
or beneath a floor

Share plans and alteration records, marking original boards, joinery or plaster that restrict access.

A water bill that keeps
rising, with nothing showing

Identify the meter and shared connections. Consumption records help assess whether supply testing is appropriate.

Heating pressure
that keeps dropping

Provide pressure logs and earlier heating checks; losing pressure does not locate the fault.

Damp with
an uncertain source

Record changes after rain, heating or water use. Moisture readings alone do not establish the cause.

Leak detection methods and equipment

Methods are chosen for the system, the materials and the access available. Each has limits, so the findings are read together.

How methods are chosen

Separate the systems: Isolation and pressure tests help determine which supply or circuit needs further investigation.
Assess the evidence: Temperature, moisture and sound can guide the search. The engineer selects suitable methods for the materials and access available.
Confirm the next step: Test indications may require targeted access. Agree further work separately and distinguish recommendations from completed repairs.

Consent and local information

Tracing a leak and changing historic fabric are separate decisions. Whether the work that follows needs consent is a question for the council.

Read the consent guidance

County boundary: The West Midlands county comprises Birmingham, Coventry, Dudley, Sandwell, Solihull, Walsall and Wolverhampton. It is distinct from the wider West Midlands region.
Before work starts: Historic England advises checking proposed work with the local authority conservation officer. Alterations or extensions affecting a listed building’s special character, and demolition, require listed building consent. Confirm the requirements for the particular work before arranging it.
Planning access: Identify fragile surfaces, original finishes and areas that cannot be entered. Share any pipe drawings and repair records. Agree what can be inspected and who must authorise any further access before work starts.
Water supply: The drinking-water supplier depends on the address. Check the actual supplier before reporting a public-side leak; a wastewater service area does not establish who supplies the drinking water.

ADI Leak Detection reviews

Selected Trustpilot reviews of ADI’s wider service.

Read all reviews on Trustpilot

Selected excerpts from five-star reviews of ADI’s wider service across the UK.

18 March 2026

Paul was friendly, courteous and professional throughout the work. He kept us informed at all stages and explained fully.

CAROLYN CHADWICKReview excerpt
Read full review
15 April 2026

I was kept informed all through the process. Paul was respectful and took time to listen and answer any questions I had.

June TownerReview excerpt
Read full review

Questions about West Midlands

Does this cover the county or the wider West Midlands region?

The West Midlands county comprises Birmingham, Coventry, Dudley, Sandwell, Solihull, Walsall and Wolverhampton. It is distinct from the wider West Midlands region. Provide the property postcode to confirm survey arrangements and availability.

Does a non-invasive survey guarantee no opening up?

No. Non-invasive methods can narrow the investigation, but further access may still be needed to confirm or repair a fault. Agree the scope and any restrictions affecting historic fabric before work proceeds.

Who should advise on changes to protected fabric?

Check the proposed work with the local planning authority’s conservation team. Work affecting a listed building’s special character may require listed building consent. A leak survey does not itself grant that consent.

What information is needed for a survey quote?

Provide the full postcode, property type, symptoms, previous investigations and access restrictions. Confirm the nominated site contact and who can authorise work. The office will discuss the scope, quote and current availability.

Can skylight tests give different results during the same survey?

Yes. At the Matlock property in Derbyshire, outside the West Midlands, flood testing showed ingress at the gym skylight but not at the two orangery skylights. Tracer-gas checks identified points at all three. The report recommended seal repairs; no completed repair or post-repair retest was recorded.

Do you cover places that are not named here?

The places on this page are examples. Call with the full postcode and a short description of the building, and the office will check suitability and appointment availability.

How soon can an engineer attend?

That depends on the postcode, the building and the appointments available. Office hours are not a promise of engineer attendance, so ask about arrangements for your visit when you call.

Will floors or finishes have to be opened up?

Not every investigation needs it, but it cannot be ruled out in advance. Tell the office about original finishes and restricted areas, and settle any further access, and the permissions it may need, before work affecting the fabric goes ahead.

Who decides whether work needs listed building consent?

The local planning authority, usually through its conservation or heritage officers. A leak investigation does not replace that advice. Read the consent guidance.

Talk to ADI about a leak
in your building

Tell ADI where the water is showing, what has changed and what you know about the building.