Make it safe
- Turn off the cold water valve on the pipe going into the top of the tank. That stops it refilling.
- Gas tank: turn the dial on the gas control to OFF or PILOT. Electric tank: switch off its breaker at the panel.
- If water is spreading, attach a garden hose to the drain valve at the bottom and run it to a floor drain or outside, then open the valve. The water is hot.
- Move anything off the floor and take photos for your insurer.
If you smell gas, leave and call FortisBC's emergency line or 911 from outside.
Where is it coming from?
| The pipes on top | A loose or corroded connection on the hot or cold line. Repairable. |
|---|---|
| The relief valve pipe on the side | The temperature and pressure relief valve is letting water out. Either the valve has failed or the pressure is too high, often because the expansion tank has failed. Do not cap it. |
| The drain valve at the bottom | A plastic drain valve that will not close fully. It can be capped or replaced. |
| Under the tank, with rust | The tank has rusted through from inside. It cannot be repaired. Replace it. |
| Condensation | A cold tank filling with a burner running can drip for a while. It stops once the water is hot. |
What fixing it costs
A fitting, drain valve or relief valve is a repair. Repairs like this are hourly: $289 for the first hour on site and $189 an hour after, in regular hours (9 to 5, Monday to Friday). Outside those hours every rate is double. See water heater repair.
A tank that has rusted through means a new one. See water heater installation for typical installed prices for tanks and tankless units.
Questions people ask
How long does a hot water tank last?
Most last around ten to twelve years. The date is in the serial number on the label. Past that age, a leak from the tank itself is expected.
Can I keep using it if the leak is small?
From a fitting, for a short while with a bucket under it. From the tank body, no: small tank leaks become large ones without warning.
Is a leaking water heater covered by insurance?
The damage it causes is often covered. The tank itself usually is not, and some insurers ask how old it was. Check your policy.