When a water heater tank or fitting lets go
.Water heater leak cleanup covers water that came from the heater itself: a corroded tank, a failed fitting, a stuck relief valve or a loose supply connection. When a tank shell fails, the contents empty quickly and the supply line keeps feeding the leak until the cold valve is closed.
A split pipe unrelated to the tank belongs on burst pipe water damage. If the heater left enough water to pump, emergency water removal explains the extraction.
Where the heater sits decides what gets wet
.Garage
Water soaks stored boxes and the bottom of the shared wall to the house.
Utility closet
A closet has no drain, so water runs under the door into hallway flooring.
Attic
Water soaks insulation and comes through the ceiling below.
Basement
Water reaches stored goods and the framing of finished walls, and can sit if the drain is clogged.
Why tanks leak: age, anode and relief valve
.Inside a steel tank, a sacrificial anode rod corrodes so the tank does not. Once the rod is used up, the tank wall itself starts to rust. The Washington Office of the Insurance Commissioner advises checking the heater for rust, corrosion or moisture, and Seattle Public Utilities lists wet floor spots or a rusted tank as warning signs.
The temperature and pressure relief valve is the safety outlet. If it drips or sprays, pressure or heat is too high or the valve has failed. Have a plumber look at it, and never cap or plug it.
| What you see | What it usually means |
|---|---|
| Rust-colored water or streaks at the base. | Tank shell corrosion, so the tank needs replacement. |
| Drip at the top connections. | A loose or corroded fitting, which may be repairable. |
| Water from the discharge pipe. | The relief valve is relieving pressure or has failed. |
| Wet drain pan, damp floor beside it. | A slow leak that has run for some time. |
Water heater safety: shut it down in this order
.Turn off the cold supply
Close the cold water valve above the heater so the tank stops refilling.
Electric unit: breaker off
Switch off the heater's breaker, but only if you can reach the panel without standing in water. Otherwise call your electric utility.
Gas unit: control to pilot or off
Follow the label, or close the quarter-turn gas valve so the handle sits crosswise to the pipe. If you smell gas, leave and call 911.
Watch for hot water
Water from a failed tank or relief valve can scald.
Call a plumber, then us
A plumber repairs or replaces the heater. We handle the water on the floor.
Puget Sound Energy says not to turn your gas back on yourself if it has been shut off, and it takes calls about pilot lights and shut-offs. The Washington Department of Health says power or gas must be off before you open a tank's drain.
Water heater leaking right now?
Call the 24/7 line. We start with the shut-off sequence.
Strapping and the local code
.Our process after a heater leak
.Extract the water
Pumps and extractors clear the floor.
Check what it reached
Moisture meters and a thermal camera find damp drywall, baseboards and flooring edges.
Pull wet materials
Soaked insulation and pad come out, and drywall where it took on water.
Dry the structure
Air movers and LGR dehumidifiers dry framing and subfloor, with readings logged.
Dry targets follow the published ANSI/IICRC S500 water damage standard, cited as a reference and not as a certification. If the leak ran long enough to wet framing, water mitigation describes the full drying process.
What affects the cost of water heater leak cleanup
We explain scope and price before work starts.
Location of the heater
An attic leak affects ceilings, a garage leak a wall and floor.
How long it leaked
A slow leak soaks more than a sudden failure.
Finishes in the path
Carpet, wood floors and drywall need different treatment.
Access
A tight closet adds time.
Heater replacement is a plumber's cost. Our work is the water damage.
Insurance and prevention
.The Washington insurance commissioner says policies are meant for sudden damage and usually cover those leaks if you report them quickly, but that most do not cover gradual leaks that continued for long. Check your policy and ask your insurer.
To limit damage, add a drain pan under the heater with a leak detector, as the commissioner suggests. Know the location of the cold valve, and keep boxes off the floor around the tank. See our Kenmore and Lynnwood pages for the neighboring cities we dispatch to.
Common questions about water heater leak cleanup
Yes. The dispatch line is answered 24 hours a day, including nights, weekends and holidays. We offer same-day response when available and do not promise an arrival time. Turn off the cold supply and the power or gas while you wait.
Do both if you can do so safely. For an electric heater, switch off its breaker, but only if you can reach the panel without standing in water. For gas, turn the control to pilot or off. If you smell gas, leave and call 911.
Puget Sound Energy says not to turn your gas back on yourself if it has been shut off. Have the plumber or the utility handle it.
The Washington insurance commissioner says insurers generally cover sudden leaks reported quickly, but treat wear and slow leaks as maintenance. A leak that develops over days or weeks is usually not covered. Ask your insurer.
No. A licensed plumber replaces or repairs the heater. We handle extraction, drying and the written record of the damage.