A damp guest room, falling boiler pressure or an unexplained water bill can put rooms out of use. ADI investigates hidden leaks in hotels, guest houses and spas across Buckinghamshire, with access planned around your guests and maintenance team.
These investigations at hotels in Cornwall and Lincolnshire show how ADI checked buried supplies and water losses inside hotel buildings.
Cornwall · July 2026
Switching off the booster pump revealed an immediate pressure loss on the supply to two garden taps. Tracer gas, acoustic listening and a trace wire led to a failed buried fitting. ADI replaced it, pressure tested the repair and backfilled the excavations.
Found and repaired by ADI
Read the case
Lincolnshire · January 2025
Closing the internal stopcock stopped the meter. A room-by-room inspection then found overfilling toilets, dripping taps and leaks in the boiler room and at a washing machine. Isolation reduced the loss, but some leakage remained. The hotel was advised to arrange the repairs with its plumber.
Diagnosed by ADI, repairs recommended
Read the caseWhen water marks a bedroom ceiling, the source may be in the room above or further along a shared pipe run. Moisture readings, shower tests and camera inspection help separate a faulty fitting from leaking pipework before finishes are opened.
Bathroom and riser investigationsRepeated top-ups at the boiler can point to a hidden loss beneath corridor floors or behind bedroom walls. The engineer tests the relevant circuits and uses thermal imaging, tracer gas or acoustics to narrow down where the water is escaping.
Heating leak surveysA meter that keeps moving when little water is being used needs investigating. We trace buried supplies, including pipe runs to annexes and garden buildings, and check boosted systems where pumps keep cycling.
Underground and boosted suppliesFor a pool that needs frequent topping up, the survey can check the shell, fittings and filtration pipework. Testing each part separately helps establish whether the loss is inside the pool or along a buried pipe.
Pool and spa leak detectionRainwater can travel through a roof or wall before it appears in a guest room. ADI investigates the entry point and records the findings for your roofing or building contractor. Roof and structural repairs are outside this service.
Roof and façade investigationsWater beneath a kitchen floor may come from a supply pipe, a waste connection or a gully. Dye testing and drain cameras help trace the source, with any appliance fault reported for your equipment contractor.
Drainage and back-of-house leaksThe useful starting point is what your team has noticed, where it happens and when. Tell the office about occupied rooms, breakfast service and any areas that need an escort so access can be discussed before the visit.
Call with the postcode, affected rooms and any changes in meter readings, pressure or pool level.
The office explains the scope, quote and current availability. Flag locked plant rooms and guest access restrictions.
Your maintenance contact shows the engineer the symptoms, meter, stopcocks and relevant plant.
The engineer selects the methods for the pipework and finishes. Any water or heating isolation is agreed with your team.
Photographs, findings and recommendations give your contractor or insurer a record of the investigation.
Pipework, drain and pool repairs can be quoted separately. Roof and building repairs go to your own contractor.
ADI’s engineers combine these seven methods to locate hidden leaks before opening the affected area.
A safe, non-flammable hydrogen and nitrogen mix is put into the pipe or void. It escapes at the leak, rises through the floor or wall, and a detector picks it up at the surface.
In a hotel: Buried supply runs, heating pipes under screeds, pool lines and flat roofs.
Ground and pipe microphones amplify the sound of water escaping under pressure. The loudest point is the leak.
In a hotel: Car parks, service yards, corridors over buried pipework.
Two sensors clamped to a pipe record the leak noise from either side; the correlator works out how far along the pipe the leak sits.
In a hotel: Long water mains and supplies to outbuildings, where listening alone is slow.
A thermal camera shows warm pipes and cold, wet patches behind finished surfaces. It scans large areas quickly and is always paired with another method to confirm.
In a hotel: Heating runs in guest floors, ceilings under bathrooms, flat roofs by drone.
A camera on a flexible tube goes through a small, easily made-good hole to look inside a void, a bath panel or a boxed-in riser.
In a hotel: Confirming a leak behind tiling or panelling before anything larger is opened.
Pin and pinless meters read moisture in walls, floors and ceilings. Plotted room by room, the readings show where the water has travelled and where it started.
In a hotel: Deciding which of several stacked bathrooms is the source.
Each circuit is isolated and held under pressure. A drop confirms a leak on that circuit; a steady gauge rules it out, and proves a repair afterwards.
In a hotel: Plant rooms with several circuits, and proving a repair before the room goes back into service.
The access plan depends on how the building is used. The same survey needs a different approach in a small guest house, a hotel with conference guests or a property with extensive grounds.
Tell us which rooms are affected and when they are available. Housekeeping observations can help establish whether the leak follows shower use, heating or rainfall.
In a smaller building, one closed room can matter. We use non-invasive tests first and explain where targeted access may be needed to confirm or repair the fault.
Grounds, garden taps and detached accommodation can share buried supplies. Plans of the pipe routes, if you have them, are useful alongside meter readings and the location of stopcocks.
Pool water loss, filtration pipework and guest hot-water systems need to be considered separately. Tell the office which facilities are affected and any limits on access or isolation.
Hotel Leak Detection, a specialist service from ADI Leak Detection. Our hotel surveys draw on ADI’s engineers and specialist equipment across England, Scotland and Wales.
Yes. This page covers the ceremonial county, including Milton Keynes, Bletchley, Newport Pagnell and Olney as well as the Buckinghamshire Council area. The named places are examples. Call with your hotel’s postcode for current availability.
Access is planned with your team around occupied rooms and the areas that need testing. Tell the office about check-in, housekeeping and any facilities that must stay in use. Some tests require water or heating to be isolated for a period, and the timing is agreed with your maintenance contact.
Water can travel along pipework, floors and ceiling voids before it becomes visible. The engineer uses the pattern of moisture and the relevant pipe circuits to investigate the source. Access may be needed above, below or beside the room where the stain appears.
Yes. Meter readings, occupancy changes and details of equipment using water help establish what has changed. The survey can then check incoming mains, boosted supplies and internal circuits. If the hotel has annexes or garden buildings on the same meter, include them in the booking discussion.
Repairs are quoted separately from the survey. ADI can quote for pipework, drainage and pool repairs where appropriate. Roof and building-fabric leaks are located and reported for your roofer or building contractor to repair.
The report includes photographs, findings and recommendations. Commercial jobs also have a risk assessment and method statement. Ask your insurer what evidence they require before booking and pass that information to the office.
Have the postcode, the symptoms and any access restrictions to hand. ADI’s office team will talk through the survey, quote and current availability for your property.
