Plumbing for Strata Councils & Property Managers

Flowest Plumbing Heating Drainage Ltd is a family-owned, father-and-son plumbing, heating and drainage company based in Langley, BC, backed by over 30 years of plumbing experience. We work for strata councils, property managers and building owners across Langley and the Fraser Valley: emergency calls 24/7, recurring maintenance on parkade drains and shared systems, and plumbing inside individual suites, with a clear report after every job.

If you manage a building, the point of this page is simple. You should have one number you can call at 2am, a plumber who finds the actual cause instead of guessing, and a write-up you can pass straight to the owners.

Emergency response, 24/7

Water coming through a ceiling, a backed-up stack or a parkade drain overflowing in a storm will not wait for business hours, so neither do we. Call 778-878-2069 at any hour and we will give you a realistic arrival time, not a promise we can't keep. It helps us arrive ready if you can tell us:

• The building address, the suite or area affected, and how we get in (fob, lockbox, concierge or an on-site contact).
• Where the water is showing up, and whether it is clean water, drain water or sewage.
• Whether the water has been shut off to the suite or the building, and where the shut-offs are if you know.
• Who on the council or management side should get our report afterwards.

Yearly maintenance programs

Most building plumbing problems give a warning before they turn into a call-out. Instead of waiting for something to break, we can set your building up on a yearly preventative maintenance program, scheduled around residents and built for your building. A program can include:

• Scheduled drain cleaning, and parkade drain jetting before the wet season.
• Sump pump inspections.
• Plumbing system checks across the shared lines, stacks and fixtures.
• Mechanical room inspections.

How a program is priced

Every building is different, so there is no one fixed price. We look at the size of the building, the equipment in it, and how often you want each service done, then quote the program so the council or owners can approve it as one line in the budget.

Repairs and maintenance we do on buildings

Outside of a program, these are the calls we take from stratas and property managers:

• Mechanical room maintenance and plumbing repairs.
• Water filtration equipment, and filter replacement.
• Parkade and common-area drains: snaking, and hydrojetting to scour out the grit, grease and buildup that collect in them.
• Camera inspection of main lines and stacks, so you can see the condition of a line before deciding what to spend on it.
• Sump pumps: installation, repair and checks before the wet season.
• Hot-water circulation: diagnosing suites with slow or no hot water, including recirculation pumps and check valves.
• Boilers, hydronic and in-floor heating: maintenance and repairs.
• Fixture, valve and shut-off replacement in suites and common areas.

What property managers ask us for

Flowest Plumbing Heating Drainage Ltd is an incorporated BC company. Before adding a new trade to a building, managers usually want to know the following, and copies are available on request:

• $5 million in commercial general liability insurance.
• A Red Seal journeyman plumber with 30 years in the trade, working alongside a fourth-year apprentice. You deal with the same father-and-son team every time.
• A Township of Langley business licence and an inter-municipal business licence.
• We work with your work orders, PO numbers and invoicing procedures.

Warning signs worth a call before they become an emergency

If residents or your caretaker report any of these, it is worth having the line looked at early:

• Parkade or catch-basin drains slow to clear after rain, or water pooling around them.
• Gurgling or backups in ground-floor or lower suites when units above are running water.
• Sewer or drain smells in a parkade, storage room or common hallway.
• One suite or one stack with poor hot water while the rest of the building is fine.
• Water stains on ceilings or walls that come back after being painted over.

Multi-unit plumbing, done without the guesswork

In a multi-unit building, water often shows up well away from where it starts. We trace it back to the actual source between suites, walls and floors rather than opening walls on a guess, and we work on both sides of the line: inside individual suites and across the shared stacks, branch lines and mechanical rooms. Work is scheduled around residents and tenants to keep disruption down, and coordinated with the strata or the manager.

Clear reports for owners and councils

After every job we tell you plainly what we found, what we did and what it will take if more work is needed, and we document it for your records. That makes it straightforward to report back to owners, a strata council or an insurer.

Where we work

Strata and managed buildings across Langley, Surrey, Abbotsford, Cloverdale, Maple Ridge, Coquitlam, Port Coquitlam, Delta, White Rock and Aldergrove.

Related services

• Commercial & strata plumbing: everything we do for buildings
• Drain cleaning and hydrojetting
• Boilers, hydronic and in-floor heating
• How to shut off the water in an emergency (worth sharing with residents)