What thermal imaging can and can’t do
It can
Show the shape of a wet area behind drywall or plaster, trace hot-water lines, find warm spots from a hot-side slab leak, and show water spreading across a ceiling.
It can’t
See through walls or inside pipes. It reads surface temperature, so a cold-water leak with no temperature difference may need other methods.
Always confirmed
Insulation gaps, drafts and sunlight also make cool or warm spots. Every suspect area is checked with a moisture meter before it goes in the report.
When Franklin homeowners use it
- Before buying an older home. Old plumbing, past repairs and plaster can hide leaks a regular home inspection misses.
- For an insurance claim. The report shows how far the water spread, which is what an adjuster needs to see.
- After a leak is fixed. To confirm walls and floors are drying, and that nothing is still wet before they are closed up.
- When a stain or smell has no obvious cause. To find where water is before deciding where to open.
- After a freeze. To check exterior walls and crawl space ceilings for split lines.
Think you have a leak? Call and tell us what you’re noticing in your Franklin home.
(877) 729-0265How the inspection works
- Create a temperature differenceRunning hot water through the lines, or using the difference between indoor and outdoor air, makes wet areas and pipes stand out.
- Scan room by roomWalls, ceilings, floors and around fixtures, windows and exterior walls.
- Confirm with moisture metersEach cool or warm area is measured, so the report separates real moisture from insulation gaps or drafts.
- ReportThermal and regular photos side by side, readings, the likely source and what we recommend next.
Reading a thermal image
| Pattern | Usually means |
|---|---|
| Cool, irregular blotch on a ceiling | Water spreading from a leak above; confirmed with moisture readings |
| Warm line along a floor or wall | A hot-water pipe; a warm spot that spreads from it can be a leak |
| Cool area at the bottom of a wall | Water wicking up from the floor, or a leak in the wall cavity |
| Neat rectangles between studs | Missing insulation, not water |
From inspection to repair
If the inspection finds an active leak, we pinpoint the source with pressure and acoustic testing and mark it. Our plumbing partner can then make the repair. See hidden leak detection in Franklin and leaking pipe repair in Franklin.
The report is also useful for your insurer. See burst pipe insurance claims in Indiana for what adjusters typically ask for.
Thermal Imaging Leak Inspection: questions from Franklin homeowners
Can a thermal camera see a leak inside the wall?
It sees the surface temperature, not inside the wall. Wet materials usually read cooler and hot-water leaks warmer, so the camera shows where water is behind the surface. Moisture meters confirm it.
Is a thermal inspection worth it before buying an older Franklin home?
It can be. Older homes often have past repairs and aging pipe. A thermal and moisture survey can show active leaks or old water damage before you close.
Will the report help my insurance claim?
Yes. It documents how far the water spread, with photos and moisture readings, and the likely source, which adjusters ask for.
Does thermal imaging find every leak?
No. It needs a temperature difference, and some cold-water leaks don’t create one. That’s why we combine it with moisture readings, pressure tests and acoustic listening.
Guides that go deeper
Sources: Indiana American Water; Town of Bargersville Water Utility; Indiana 811; Indiana Administrative Code, Title 327. Updated October 1, 2026.