Lacey, WA

Water Heater Leak Detection in Lacey, WA

A puddle next to the water heater does not always mean you need a new water heater. We find out exactly where the water is coming from, so you replace a $20 part instead of a whole tank, or know for sure when the tank is done.

Call (360) 000-0000

First, Is It the Water Heater?

Water near the heater can come from several places. We check all of them.

Source	What it tells you
Bottom of the tank	Usually the tank itself has rusted through. Replacement time.
Temperature and pressure relief valve	The valve is failing, or pressure or temperature is too high. Often fixable.
Pipe from the relief valve	Dripping from the discharge pipe means the valve is opening. Needs checking.
Inlet and outlet connections on top	Loose or corroded fittings. Usually fixable.
Drain valve near the bottom	Worn valve. Often fixable.
Condensation	Common on gas units when cold water fills the tank. Normal in small amounts.
A nearby pipe or appliance	Furnace condensate, a washing machine, or a hidden supply line. Not the heater at all.
Expansion tank	A failed tank or fitting above the heater.

Signs Beyond the Puddle

Rusty or discolored hot water
Rumbling or popping from the tank (sediment buildup)
Hot water running out faster than it used to
The heater running constantly, which can mean a hot water leak elsewhere in the house
Moisture on the floor or wall behind the heater

That last point matters. If the heater never stops running, the leak may not be at the heater. It may be a slab leak or a hidden pipe leak on the hot side.

Where Water Heaters Sit in Lacey Homes

Garages in many newer homes in Hawks Prairie, Meridian Campus and the south end
Utility closets in older homes and many apartments and condos
Crawl spaces or attics in some homes, where a leak goes unseen longer

A heater in a closet or attic can cause damage to ceilings and floors before anyone notices. Those locations deserve a pan with a drain line under the unit.

Tankless Water Heaters

Tankless units leak too, usually at:

Water inlet and outlet connections
The pressure relief valve
The heat exchanger (internal leak)
Condensate lines on high efficiency models

We check the unit and the lines feeding it.

How We Check It

Dry everything off
so we can watch where new water appears.
Inspect each fitting and valve
while the system is under pressure.
Check pressure
in the home. High water pressure can make relief valves open and fittings fail.
Test the hot water side of the house
to see if the heater is working overtime because of a leak elsewhere.
Give you a clear answer: part repair, tank replacement, or a leak somewhere else.

Do This Now

Turn off the cold water supply valve on top of the heater.
Turn off the power (electric) or set the gas valve to "pilot" or "off."
Keep clear of the relief valve pipe. Water from it can be scalding.
Put down towels and move stored items away from the unit.

Frequently Asked Questions

My water heater is leaking from the bottom. Can it be fixed?

If the tank itself is leaking, no. The tank needs replacing. But water at the bottom sometimes runs down from a fitting on top, which can be fixed. That is why checking matters.

How long do water heaters last?

Tank heaters often last around 8 to 12 years. Tankless units usually last longer with maintenance.

Is a leaking relief valve dangerous?

The valve is a safety device. If it is releasing water, pressure or temperature may be too high. Have it checked soon.

Why does my water heater run all the time?

It may be refilling and reheating water lost to a leak somewhere on the hot water line, such as under a slab.

Is condensation on my water heater a leak?

A little condensation on gas units is normal, especially when cold water fills the tank. Steady water is not.