Water Heater Leaking? What to Do Right Now

A water heater holds a lot of water, and most sit in a basement, garage or utility closet where a leak can run for hours before anyone notices. The fix for the heater is a plumbing job. The water on the floor is a separate problem, and it starts doing damage right away. If it has already spread into carpet, drywall or a finished room, Reestorian can connect you with a local provider for basement water removal and drying in Littleton.

This is general information. Gas appliances and electrical work can be dangerous, so call a professional if you aren't sure what you're looking at.

What to do when your water heater leaks

• Check for gas or electrical danger first. If you smell gas, leave the house and call the gas utility from outside. Don't touch switches or appliance controls on your way out. If water is near outlets or the electrical panel, don't stand in it.
• Turn off the power. For an electric heater, switch off its breaker. For a gas heater, turn the gas control knob to off, or close the gas supply valve on the line to the heater.
• Shut off the water to the heater. Close the cold-water inlet valve, usually on the pipe at the top of the tank. If you can't find it or it won't turn, close the main water shutoff to the house.
• Contain the water. Use towels, a wet vac or a bucket. Move boxes, rugs and anything else off the wet floor.
• Take photos of the heater, the label with its model and serial number, the leak and the wet areas before cleanup.
• Find the source using the table below.
• Drain the tank only if needed and only once it's safe. If the tank itself is leaking, a plumber may drain it with a hose from the drain valve to a floor drain or outside. The water inside can be very hot, so let it cool first.
• Dry the area fast. The EPA says mold usually won't grow if wet materials are dried within 24 to 48 hours.

Why is my water heater leaking?

Most leaks come from one of a few places. Wipe the heater and floor dry, then watch where new water shows up first.

Water heater leaking from the bottom

A leak at the bottom is the most worrying, because that's where a corroded tank shows up. But it isn't always the tank. Check the drain valve first: make sure it's closed and that the leak isn't coming from its threads or washer. Then look up. Water from a top fitting or the relief valve can run down the side and pool underneath. If the drain valve and every fitting above are dry and water still collects under the heater, the tank has likely failed.

Water heater leaking from the top

Leaks at the top usually come from the cold inlet and hot outlet connections, the flexible connectors or the relief valve. Fittings can loosen or corrode over time. These are often repairable without replacing the heater.

Is a leaking water heater dangerous?

A slow drip is mostly a water damage risk. The bigger danger is the temperature and pressure relief valve. It's a safety device that opens to release water if the tank gets too hot or the pressure gets too high. A. O. Smith's technical guidance describes two patterns:

• Slow dribbling or weeping usually points to pressure. In a closed plumbing system, thermal expansion can push pressure up when the water heats.
• A large, sudden release of very hot water happens when the valve senses temperature above its rating, which A. O. Smith says is typically 210°F. The bulletin names a malfunctioning thermostat as the only cause of that kind of discharge.

If you see a large hot-water release, turn off the power or gas and have the heater checked. Never cap, plug or remove the relief valve. Code guidance from the International Code Council says any discharge from a working valve means something is wrong with the water system, the heater or the valve, and that a bad installation can create an explosion risk.

What the relief valve pipe should look like

Code rules for the discharge pipe exist so a release is safe and easy to spot. The ICC guidance says the pipe should:

• Be at least the size of the valve outlet, with no valves, tees or threads at the end
• Drain by gravity, with no traps or sags
• End in the same room, at an air gap, no more than 6 inches above the floor, a floor drain or a waste receptor
• Never connect straight into a drain line

If yours ends in a bucket, a wall or a closed pipe, have a plumber look at it.

Can a leaking water heater be fixed?

A. O. Smith's guidance says seepage where the relief valve threads into the tank means replacing the heater, because that fitting is welded and can't be repaired. InterNACHI's life expectancy chart lists about 6 to 12 years for a conventional tank water heater and about 10 years for an on-demand unit. If yours is in that range and the tank is leaking, replacement is the usual answer.

Who to call for a leaking water heater

Water damage from a leaking water heater

A leaking tank can put a surprising amount of water on the floor, and it goes straight for the lowest, most absorbent things in the room: carpet pad, the bottom of drywall, baseboards and stored boxes. In a finished basement, water often wicks under walls into the next room. A professional drying job usually includes:

1. Extracting standing water and pulling water out of carpet and pad
2. Removing pad, baseboards or the bottom of drywall if they can't be dried in place
3. Setting air movers and dehumidifiers
4. Taking daily moisture readings until materials reach a dry standard
5. Documenting everything with photos and readings for the insurance claim

See signs of hidden water damage if you're not sure how far the water went.

Does insurance cover a leaking water heater?

It depends on how the damage happened. Many homeowners policies cover sudden water damage, such as a tank that ruptures, though the heater itself is often treated as wear and tear. A slow leak that went on for weeks is often excluded. Report the loss promptly, take photos before cleanup, keep the failed parts if a plumber replaces them, and read does homeowners insurance cover water damage in Colorado? for more.

Water heaters in Littleton homes

In many Littleton homes the water heater sits in a basement utility room, often beside a finished family room or bedroom. That's why a tank failure here so often becomes a carpet-and-drywall job, not just a plumbing call. A few local points:

• Permits: the City of Littleton requires permits to repair or replace plumbing, gas and mechanical systems inside city limits, and contractors must hold a current city license. Ask your plumber whether your replacement needs one.
• Gas safety: if your heater runs on natural gas and you smell gas, utility regulators advise leaving first and calling the gas company from outside or a neighbor's home. Don't turn the gas back on yourself after a safety shutoff.
• Finished lower levels: water travels under walls and into slabs, so drying should be confirmed with a moisture meter, not by touch.

How to prevent water heater leaks

• Flush the tank. Montana State University Extension suggests draining sediment once a year, or monthly where water is hard, until it runs clear.
• Test the relief valve once a year so you know it works. If it won't reseal afterward, have it replaced.
• Set the temperature to about 120°F unless your dishwasher needs hotter water. The same extension guide says lowering it from 140°F can cut water heating costs by 6 to 10 percent.
• Put a drain pan and a leak sensor under the heater, especially next to finished space.
• Check the fittings and the base for rust or damp spots every few months.
• Plan ahead once the heater nears 6 to 12 years old, instead of waiting for it to fail.

Related reading: If the water reached the lower level, follow the basement flood checklist. To check for damage you can't see, read signs of hidden water damage.

When should you call a water damage professional?

Call a professional when:

• Water spread beyond the heater onto carpet, into drywall or under walls
• The leak ran overnight or longer before you found it
• A finished basement room got wet
• You notice a musty smell days after the leak
• You need moisture readings and photos for an insurance claim

Water heater leak in Littleton? Call (928) 394-5135 to reach a local water damage provider.