Water Heater Leaks and Basement Damage

Tank water heaters corrode from the inside over time. Sediment builds up at the bottom, and eventually the steel tank rusts through. Most tanks last roughly 8 to 12 years. Many Castle Rock homes built in the 2000s and 2010s have tanks reaching that age now.

Rust at the base or on the fittings, water pooling under the tank, rumbling or popping noises, rusty hot water or a tank that is older than about ten years.

Close the cold-water valve on the pipe feeding the tank. Turn off the power or set a gas heater to pilot or off, following the label. Drain water away from finished areas if you can. Then call.

A drain pan under the tank, piped to a floor drain, catches small leaks. A leak sensor or automatic shut-off valve can catch big ones. Keep boxes and carpet away from the tank.

Water heater replacement is plumbing work; Colorado plumbers are licensed by the State Plumbing Board. The cleanup of water that leaked is a restoration job.

Water from a water heater is usually clean, so carpet can sometimes be saved if it is extracted and dried quickly. See emergency water extraction and basement flood cleanup.

Tankless water heaters do not hold a large tank, so they cannot flood a basement all at once, but their connections and pressure relief valves can still leak. Check around the unit and under it for drips.

Every tank has a temperature and pressure relief valve with a pipe running down toward the floor. If water drips from that pipe, the valve may be doing its job because pressure or temperature is too high, or it may be failing. Either way, have a plumber look at it.

Sediment from Colorado's water collects at the bottom of the tank. Many manufacturers recommend draining a few gallons once a year to flush it. Follow the instructions in the manual, or ask a plumber to show you.

A water heater in a finished basement next to carpet and drywall is a bigger risk than one in an unfinished utility room. If yours sits in a finished area, a drain pan, leak sensor and automatic shut-off valve are worth the small cost.

A sudden tank rupture is usually covered as sudden water damage, while the old tank itself is not. A slow leak that went unnoticed may not be covered.

Age near or over ten years, rust at the base, rusty hot water, frequent relief valve drips and noises from sediment are all signs to plan a replacement before the tank fails.

Many homes have a small expansion tank above the water heater. It absorbs pressure changes. If it fails, pressure can rise and stress the tank and fixtures. A plumber can test it.

Most tank water is clean, but it is hot and spreads fast. Fast extraction and drying usually save more of the basement. See basement flood cleanup.

If water has reached a gas water heater's burner or controls, do not try to relight it. Have a qualified technician check it first. The same applies to a gas furnace that sat in water.

A simple battery leak alarm on the floor next to the tank costs little and sounds when water appears. Some connect to your phone. Placed by the water heater, washer and sump, they catch most basement leaks early.

In townhomes, the water heater may be in a closet next to a shared wall. A leak can reach the neighbor's unit. Check the drain pan and consider a leak sensor and automatic shut-off.

A plumber replaces or repairs the water heater. A restoration company handles the water that leaked. If water is spreading across a finished basement, call (720) 731-0398 for the cleanup while the plumber is on the way.

When the clocks change in spring and fall, look at the water heater: rust, drips, the drain pan and the relief valve pipe. It takes one minute.

Find out how old your water heater is from the label. If it is near the end of its life, replacing it on your schedule is cheaper than replacing it after it floods the basement.

Questions about water heater leaks and basement damage? Call (720) 731-0398 to reach a local Castle Rock provider, 24 hours a day.