A Homeowner’s Nightmare: Water Heater Leaks!
A good friend recently told me about waking up in the middle of the night to the sound of rushing water. At first, he thought he was dreaming. Then he got out of bed, opened his bedroom door, and looked with horror at what he described as a shallow river running down his upstairs hallway. His water heater was leaking. Worse, it was located in his walk-in attic. Still worse – the automatic shut-off valve designed to prevent this from happening had failed. By the time he discovered the issue and shut off the water, hundreds of gallons were pouring through his home.
The ensuing damage was so severe that it required relocating his family to temporary housing while contractors replaced damaged drywall, flooring and almost his entire kitchen as the water had come through the upstairs ceiling and wreaked havoc with kitchen cabinets, countertops and flooring. So, the obvious question any homeowner has at this point is, “How do I prevent this from happening to me?” Let’s start by looking at why water heater leaks happen in the first place.
Common Causes of Water Heater Leaks
Age and Wear: Water heaters don’t last forever. The average life expectancy is about 10-15 years for electric models, 8-12 years for gas, and about 20 years for tankless water heaters. Over time, the components of your water heater naturally deteriorate. The older your unit, the more likely it is to develop leaks.
Loose or Faulty Connections: Water heaters have several pipes and fittings that connect to the unit. If these connections are loose, worn out, or improperly installed, they can lead to leaks.
Sediment Buildup: Over time, sediment and mineral deposits can accumulate at the bottom of the water heater tank and lead to overheating and leaks.
Overpressurization: If the water pressure inside the tank gets too high, it can cause the tank or its components to crack or leak. This is often due to a faulty temperature and pressure relief valve or an improperly set thermostat.
Cracks in the Tank: Cracks or rust spots can develop on the tank’s outer surface, leading to water pooling around the base of the water heater.
How to Prevent Water Heater Leaks
Inspect Regularly: Periodically inspect your water heater for signs of leaks or corrosion. Look for rust at the tank’s base, and check around the tank, pipes, and connections for any visible water or moisture.
Flush the Tank: Flushing your water heater once a year can help prevent sediment buildup, which can damage the tank and cause overheating.
Check the Pressure Relief Valve: Test the temperature and pressure relief valve annually to make sure it is functioning properly. If you notice water dripping from the valve, it may be an indication of high pressure, which should be addressed by a professional.
Monitor Water Pressure: Make sure the water pressure in your home is not too high as it can cause leaks. Most water heaters are designed to operate at a pressure of 50-60 pounds per square inch (psi). A pressure-reducing valve can help maintain safe water pressure levels.
Replace Old Units: If your water heater is more than 10-15 years old, don’t wait for it to fail to replace it. This is the time for prevent-defense mode. Besides, newer models are more energy-efficient and many come with warranties that may help cover repair costs if issues arise.
Professional Maintenance: Have a licensed plumber or technician perform routine maintenance on your water heater every 1-2 years. A professional can check for potential issues, perform necessary repairs, and help prevent leaks before they become serious problems.
Additional Tips and Suggestions
Location, Location, Location: If you’re building a new home, we highly recommend placing your water heater or tank in the garage where a leak would cause significantly less damage. Work with your architect to help design the best placement in your home. Attics and crawl spaces should be avoided if at all possible.
DIY Time? We do not recommend replacing a water heater as a DIY project. A licensed plumber is a far better choice, especially if you have a gas line going to the water heater.
Warning Signs: If you notice leaks around the tank, unusual noises like popping or rumbling, inconsistent hot water temperature, discolored water, low water pressure, or a strong metallic smell coming from the tap when hot water is running, there may be a problem with your water heater or tank. We recommend calling a licensed plumber immediately.
Pinhole Leak Detection: If you are concerned you could have a pinhole leak in your water heater, get a spray bottle and fill it with water and dish soap. Spray the areas you suspect there to be a leak and look for bubbles.
Water Heater Insurance: You can purchase separate water heater insurance for a few dollars a month. This is not exactly a bad idea. The cost of replacing a residential water heater can run from $700 - $3,500, depending on the size and type of water heater your home requires. It’s also a good idea to review your homeowner’s policy and determine exactly what is covered in case of a water heater leak.
Water heater leaks are often a sign of wear and tear or a maintenance issue, but they are preventable with regular inspections, proper maintenance, and prompt attention to any signs of trouble. By taking proactive steps, you can help ensure your water heater operates efficiently and avoid costly water damage. If you notice a leak or suspect an issue, it is always best to call a professional to avoid further damage. As always, we are here to help.