Why Is My Water Heater Leaking? What to Do Right Now

What to do in the next ten minutes

You don't need to panic, but don't ignore it either. A small drip can turn into a flooded basement if the tank lets go.

• Turn off the heat source. For a gas heater, turn the gas control knob to OFF or PILOT. For an electric heater, switch off its breaker.
• Close the cold-water shut-off valve on the pipe going into the top of the heater.
• Move anything you care about away from the water and put down towels.
• Don't touch the drain valve or the relief valve. The water inside can be scalding hot.
• Call a licensed plumber.

Where is the water coming from?

Finding the source tells you whether this is a repair or a replacement. Look carefully, using a flashlight, before you wipe anything up.

• Pipes and fittings on top: loose connections or corroded fittings. Usually repairable.
• The relief valve (the valve with a lever, often with a pipe running toward the floor): it may be failing, or the water pressure or temperature may be too high. The valve can be replaced, but the cause needs to be checked too.
• The drain valve near the bottom: it may not be closed tight, or the valve may be worn. Often repairable.
• The tank itself — water seeping from the bottom seam, the side, or under the jacket: the steel tank has corroded through. This can't be repaired. The heater needs to be replaced.
• Condensation: a new heater or a cold day can cause a little condensation, which stops once the water warms up. Ongoing pooling is not condensation.

Repair or replace?

Most tank water heaters last roughly 8 to 12 years. If yours is in that range and it's leaking from the tank, replacing it is the only real option. If it's newer and the leak is from a fitting or valve, a repair usually makes sense.

You can often find the manufacture date on the label on the side of the tank. Hard water shortens a heater's life, so a heater on untreated well water may wear out sooner.

Do you need a permit to replace a water heater in Michigan?

Yes. Replacing a water heater in Michigan is permitted work, and the State's water heater permit calls for inspections before the new heater is covered up or put into use. A contractor pulling the permit has to hold both plumbing and mechanical licenses. When we replace a water heater, we pull the permit and schedule the inspection for you.

Tank or tankless for the replacement?

A like-for-like tank replacement is the fastest and least expensive way to get hot water back. A tankless water heater costs more up front but gives you endless hot water and typically lasts much longer. If you're replacing anyway, it's a good time to ask which fits your home.