What should a homeowner do first when a water heater leaks?
Shut off the cold-water supply to the heater, turn off the power or the gas at the unit, and call. The leak will not stop on its own, and a heater that is still heating a wet tank can cause a second problem.
The cold-water valve is usually on the pipe that feeds the top of the heater. Turning it clockwise closes it in most homes. If the valve does not close, the main valve for the house is the next step. A gas unit should be left to the utility if there is any doubt about the valve.
Once the water is off, the drain valve can be opened to release the water in the tank. A garden hose to a drain outside keeps the water away from the house, and the water should not be run into a storm drain that flows to a creek.
Does a water heater leak fall under a homeowner policy?
It often does, when the leak is sudden and accidental, but the policy and the insurer decide. A slow leak that ran for a long time is generally treated differently from a tank that failed suddenly.
Standard homeowner policies typically respond to a sudden discharge from an appliance and typically exclude wear, corrosion and gradual seepage. The Colorado Division of Insurance regulates insurers in Colorado and takes complaints about claims. This page does not describe how a given policy will respond.
Keep the failed heater, the fittings and the photographs until the insurer has inspected them. Ask the plumber to note the age of the unit and the cause of the failure in writing.
Should the heater be replaced after a leak?
Usually that is the plumber's decision and not the water-damage company's. A tank that has leaked from the inside is generally not repaired, and the replacement is planned around the cleanup.
A tank that leaks from the bottom or the side has usually corroded through, and the repair is not generally worth doing. The replacement unit is installed by a plumber who holds the license the work requires, and the local building department answers the permit questions for a new unit.
The cleanup can be finished before the new heater is set, but the closet should be dry before the new unit is placed on the floor, because a wet floor under a new tank can start the corrosion again.
How can a water heater leak be found before it becomes a flood?
By looking at the base of the tank and the closet floor every few months, and by checking the age of the unit. A heater that is well past its expected life is the one to watch.
Look for rust, a white mineral crust and any drip on the floor under the heater. Check the pressure relief line for water. A heater that is old and shows any of those signs is a good candidate for an early replacement.
A leak detector on the floor of the closet is inexpensive and gives an alarm before the water spreads. It does not replace the inspection, but it catches a leak that would otherwise run unseen.
