Leaks & sources
Water heater leaking: what to do right now
Updated
Short answer
Close the cold-water inlet valve on top of the water heater, then turn off the power (electric) or set the gas control to off. If water is coming from the tank itself, the heater needs replacement; leaks at fittings or the relief valve can often be repaired.
Shut it down safely
- Close the cold-water supply valve on the pipe entering the top of the tank.
- Electric: switch off the water heater's breaker. Gas: turn the control knob to Off.
- Don't touch hot pipes or water — tank water can scald.
- If you can't close the inlet, close the main shutoff to the house.
Where is it leaking from?
- Top connections: loose or corroded fittings can often be repaired.
- Temperature/pressure relief valve or its discharge pipe: may be a faulty valve or excess pressure — a plumber should check it.
- Drain valve at the bottom: may be loose or failing.
- Tank bottom or seams: a corroded tank can't be repaired and needs replacement.
Why Arizona water heaters fail early
Very hard water builds scale in the tank, corrodes the anode rod and stresses the tank. Garage and attic heat adds stress. Flushing the tank and checking the anode rod regularly helps, and a drain pan piped to a drain limits damage when it does fail.
Dealing with the water
Garage leaks usually spread under the wall into the laundry, kitchen or hallway. Closet leaks soak the surrounding walls and flooring. Attic leaks come through the ceiling. A moisture meter shows how far it went.
Questions
How long do water heaters last in Arizona?
Is a leaking water heater dangerous?
Does insurance cover water heater leak damage?
Editorial note: this guide is general information for Arizona homeowners, not professional, legal or insurance advice. For your situation, talk to a licensed contractor and your insurer.