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WATER HEATER LEAKING? (HERE’S WHAT TO DO)

Water heater leaks can occur for a variety of reasons. It may be something as
simple as a slightly open drain valve to a severe issue such as a corroded hot
water tank



MOST OF THE TIME, A WATER HEATER LEAKING IS DUE TO FAULTY PLUMBING CONNECTIONS
OR VALVES THAT HAVE FAILED. AT THE VERY LEAST, A LEAKING HOT WATER HEATER IS AN
ANNOYANCE. IF NOT PROPERLY ADDRESSED, THIS SMALL NUISANCE CAN QUICKLY TURN INTO
A MAJOR PROBLEM.

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While a small amount of water may seem harmless, it may eventually cause severe
water damage to walls, floors, and subfloors if the leak is not taken care of
quickly. In the worst cases, the area around the water heater could even
experience flooding. What could have been a quick, inexpensive fix has now
turned into costly repair bills.

In addition to water damage, serious health issues can arise due to mold and
mildew growth in those wet, damp areas. According to the CDC, children, those
with severe allergic reactions, or immune suppression are at highest risk of
experiencing medical issues from exposure to mold.

With a water heater leak, you want to make diagnosing and fixing the problem a
high priority. The leak won’t magically go away on its own no matter how much
you hope, so read on to learn what you should do.


5 STEPS TO DIAGNOSE A LEAKING WATER HEATER

WARNING

Before reading further, keep in mind that the water inside a water heater is
most commonly heated to 125° F and possibly up to 190° F if set to its highest
setting. Any water temperature in this range can cause severe injuries and even
first degree burns on even the lowest setting. Always take extra precautions to
avoid any contact with the heated water.

STEP 1 – CONFIRM THE SOURCE OF THE LEAK

Obviously, if water is spraying out of pipes connected to the water heater, you
have an issue. It’s the other signs of water that are often difficult to find
the source of leak (if there is one).

Sometimes, normal condensation from the water heater tank, pipes, or a nearby
appliance is the culprit if you notice a small pool of water around the base of
the tank. This is usually more noticeable during winter months when the inlet
water temperature is especially cold or when filling the water heater for the
first time. Once the temperature of the water in the tank has a chance to heat
up, the outside condensation generally goes away.

If you’re convinced it’s not condensation, closely inspect any plumbing to the
water heater, valves, and the tank itself. If the leak is not obvious, use paper
towels to wipe down all wet areas and take some time to observe to see if any
area shows signs of water. Fortunately, water has to obey the laws of gravity so
start from the top and work your way down.

If you still don’t see signs of the leak, lay some paper towels in the area you
originally found dampness and come back periodically to inspect. If the problem
doesn’t reappear after a day or two, it’s most likely nothing to be worried
about but it’s best to keep an eye on it for a bit.

STEP 2 – TURN OFF YOUR HOT WATER HEATER

After confirming your water heater is actually leaking, you should immediately
turn off the power source before you do anything else. When you’re dealing with
water and electricity, bad things can (and do) happen. Natural gas has its own
dangers as well.

Sometimes, normal condensation from the water heater tank, pipes, or a nearby
appliance is the culprit if you notice a small pool of water around the base of
the tank. This is usually more noticeable during winter months when the inlet
water temperature is especially cold or when filling the water heater for the
first time. Once the temperature of the water in the tank has a chance to heat
up, the outside condensation generally goes away.

If you’re convinced it’s not condensation, closely inspect any plumbing to the
water heater, valves, and the tank itself. If the leak is not obvious, use paper
towels to wipe down all wet areas and take some time to observe to see if any
area shows signs of water. Fortunately, water has to obey the laws of gravity so
start from the top and work your way down.

If you still don’t see signs of the leak, lay some paper towels in the area you
originally found dampness and come back periodically to inspect. If the problem
doesn’t reappear after a day or two, it’s most likely nothing to be worried
about but it’s best to keep an eye on it for a bit.

 * Electric Water Heaters - Go to your circuit breaker box and turn off the
   breaker switch for your water heater. If for some reason your electrical
   panel’s breakers aren’t labeled, shut off the main breaker just to be safe.
 * Gas Water Heaters - Turn off the gas supply to the water heater. Look to the
   side of or behind the water heater for the gas supply line and follow the
   line to the gas supply valve. Turn the valve clockwise until it stops so it
   is perpendicular to the gas line.

STEP 3 – TURN OFF THE WATER SUPPLY

Next you’ll want to turn off the water source. Your water heater should have a
dedicated cold water shut-off valve typically located near where the cold water
inlet pipe connects to the tank. This valve will be one of two types:

 * Electric Water Heaters - Go to your circuit breaker box and turn off the
   breaker switch for your water heater. If for some reason your electrical
   panel’s breakers aren’t labeled, shut off the main breaker just to be safe.
 * Gas Water Heaters - Turn off the gas supply to the water heater. Look to the
   side of or behind the water heater for the gas supply line and follow the
   line to the gas supply valve. Turn the valve clockwise until it stops so it
   is perpendicular to the gas line.

Next you’ll want to turn off the water source. Your water heater should have a
dedicated cold water shut-off valve typically located near where the cold water
inlet pipe connects to the tank. This valve will be one of two types:

If the leak is serious enough where you cannot safely get to the shut-off valve,
you will need to locate the main shut-off valve for the house. In cooler
climates, the main water line often enters through the floor of the foundation
to keep the water from freezing. The main valve is located near this area next
to the water meter.

In warmer climates, the main shut-off valve is normally next to the water meter
in an outdoor box with an access cover or near the street. You may need a large
wrench or curb key to close the valve. It’s a good idea for every homeowner to
know where the main water shutoff is BEFORE an emergency occurs.

STEP 4 – FIND WHERE THE LEAK IS COMING FROM

In most cases, determining the location of the leak isn’t too difficult since a
water heater has a limited number of common failure points. What complicates
matters is if an area is hard to see, if the water heater is old, or if
condensation is the actual culprit. Here are the most common areas where water
heater leaking is found:

PRESSURE RELIEF VALVE

he temperature and pressure relief valve (aka: “T&P valve” or “TPR valve”) is an
important safety device that’s a part of every standard electric or gas water
heater. This valve is located at the top of the water heater and is connected to
a pipe that runs down the side of the tank. pressure-relief-valveIts purpose is
to relieve pressure by letting some water out (usually a cup or two) in case the
water inside the tank gets too hot.

Water expands when it is heated and the water tank can actually explode if the
pressure relief valve is stuck closed. When you suspect a leak from the pressure
relief valve, it is either defective, the connection from the T&P valve to the
water tank is not watertight, or it is simply doing its job of releasing excess
tank pressure. With the later, you don’t necessarily have a leak but possibly a
more serious issue that should be looked at by a professional. Replacement of a
bad pressure relief valve is pretty straightforward.

PIPE FITTINGS

Examine both the cold water inlet and hot water outlet connections at the top of
the water heater. Many times, homeowners will find that one of the pipes or
fittings is slightly loose and not watertight. Simply re-tightening with a pipe
wrench is often all that is needed to fix the issue. The possibility does exist
in older homes that deteriorated pipes are causing water to leak. If you suspect
that, then it’s recommended to call a plumber so they can determine the extent
of the damage.

DRAIN VALVE

Near the bottom of the tank is the water heater drain valve (usually plastic but
also brass). It is used to drain the water tank for maintenance or to remove
sediment. Sometimes this valve gets loose and just needs tightening. Other
times, the valve may become defective and require replacement (easy DIY job).
For a quick temporary fix to a leaking drain valve, simply screw on a garden
hose spray nozzle or hose cap.

HEATING ELEMENT GASKET

Not too common, but on electric water heaters, the gasket around the heating
elements may become worn or pinched and cause dripping leaks. You will need to
open the cover plate(s) on the side of the tank, push aside the insulation, and
check around the gasket for any leaks.

HOT WATER TANK

Like other appliances, a water heater has a limited lifespan, which is generally
about 10-15 years. To see how old your water heater is, you’ll need to look up
its age.

Over time, sediment inside the tank starts to break down the interior of the
water tank and rust starts to form. This rust then starts slowly eating away at
the tank walls until a leak develops. When an internal leak occurs due to
corrosion and deterioration, replacing the water heater with a new one is really
the only option. Out with the old and in with the new.

Often, when you feel like your water heater is not heating, it’s actually due to
a water tank leak which allows hot water to escape and be replaced with more
cold water.

STEP 5 – REPAIR (OR REPLACE) YOUR WATER HEATER

Once you’ve determined where the leak is coming from, you need to decide quickly
if you want to repair it or replace your old water heater with a new one. Just
because you found the leak doesn’t mean it will stop leaking by itself. Many
repairs or part replacements on a water heater are fairly easy to do yourself
but if you have any doubts, please call a professional.

Once you’ve determined where the leak is coming from, you need to decide quickly
if you want to repair it or replace your old water heater with a new one. Just
because you found the leak doesn’t mean it will stop leaking by itself. Many
repairs or part replacements on a water heater are fairly easy to do yourself
but if you have any doubts, please call a professional.


HOW TO FIX A WATER HEATER LEAKING

So you’ve made it this far and have decided you want to fix your water heater
yourself. Fortunately, most repairs are pretty straightforward if you have a few
basic tools and some patience. That said…

WARNING

Before reading further, keep in mind that the water inside a water heater is
most commonly heated to 125° F and possibly up to 190° F if set to its highest
setting. Any water temperature in this range can cause severe injuries and even
first degree burns on even the lowest setting. Always take extra precautions to
avoid any contact with the heated water.

LEAKING FROM THE TOP OF THE TANK

PRESSURE RELIEF VALVE IS LEAKING

There are a couple reasons why the temperature and pressure relief valve (T&P
valve) could be leaking, making it a common source for the leak.

Most likely, you may have a faulty pressure relief valve or debris inside it are
preventing it from operating correctly. This is especially true with older water
heaters.

To test, place a bucket or bowl under the overflow tube and pull the tab on the
pressure relief valve (so it’s pointing straight out). This will cause the valve
to open and flush out any debris or particles. If the valve still leaks after
flushing, the part will need to be replaced. (See: Water Heater Pressure Relief
Valve Replacement)

If the T&P valve is leaking at the connection to the water tank, you may simply
need to tighten the connection. If that doesn’t work, Teflon tape should be
wrapped around the threaded connection to the tank. Do accomplish that, you’ll
essentially need to follow the same instructions as if you were to be replacing
the pressure relief.

COLD WATER INLET OR HOT WATER OUTLET PIPES ARE LEAKING

The most common cause of leaking pipes at the top of the water heater is due to
a loose connection. To fix, simply take a pipe wrench to tighten the connection.
If after tightening, it continues to leak, a section of piping may need to be
replaced which may require the help of a professional.

CHECK ALSO: Water Heater Leaking from the Bottom

LEAKING FROM THE BOTTOM OF THE TANK

OVERFLOW PIPE IS LEAKING

If water is running down from the pressure relief valve, through the overflow
pipe and to the floor, it’s possible that too much pressure is being built up
inside the tank and the pressure relief valve is doing its job draining some
water to relief this pressure. If this excess pressure is not released, the
water heater tank could literally explode.

To determine if excessive pressure in the tank is the cause of the leak, turn
the water heater thermostat to its lowest setting, turn on the water supply,
turn on the power (or gas), and observe your water heater for a short period of
time. If water continues to drain out of the overflow pipe to relieve pressure,
shut everything off and call a licensed plumber to have them look at it.

WATER HEATER DRAIN VALVE IS LEAKING

This is one of the easiest to fix water heater leaks. First, try tightening the
valve connection in case it’s loose. Otherwise, debris may be causing the valve
to not work correctly or the valve is faulty and needs replacement. Test by
flushing out the drain valve first. Place an empty container under the heater
drain valve (or attach a hose and route it outside) and open the valve for a
couple seconds. This will flush out any debris that may have been present. Close
the valve and check for leaking.

If the drain valve continues to leak, an easy temporary fix is to screw on a
garden hose end cap or hose nozzle to seal the valve. Eventually, you will want
to replace the heater drain valve. Unlike the pressure relief valve, the heater
drain valve is not a mandatory safety feature so it’s not urgent that it get
replaced right away. But don’t forget about it if you use a temporary fix.

HEATING ELEMENT GASKET IS LEAKING

Hard to spot since the heater elements typically go through the side of an
electric water heater tank and are covered by insulation and an access panel.
Over time, the gaskets that seal the water out become worn or brittle and lose
their watertight seal and need to be replaced. Follow the instructions on water
heater element replacement.

WATER HEATER TANK IS LEAKING

If you have an older water heater and cannot pinpoint as to why it is leaking
from the bottom, you most likely have a problem with the tank itself and the
leak is due to corrosion of the walls from rust and aging. Because of the high
pressure inside a water heater tank, attempting to repair it should be out of
the question. At this point, the water heater should be replaced with a new one.

CHECK ALSO: Water Heater Leaking from the Bottom


IS YOUR HOT WATER HEATER STILL LEAKING AFTER REPAIRS?

While this page includes the most common sources and fixes for hot water heater
leaks, they won’t cover every issue. Sometimes, replacing a part will still not
fix the leak. In these cases, it could be due to a more serious issue and a
professional plumber should be contacted. Sure, the hourly rate of a
professional plumber is not cheap, but it can save you in the long term.

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