Water Heater Repair
Troubleshoot cold showers, leaks, rumbling and pilot or element failures.
Homeowner guide
Commerce City Water Heater Leaking From the Bottom
Water around the base of a water heater is not always a dead tank. Find where the water comes from before you decide, and shut off the supply and power if it is more than a drip.
By the Mile High Express Plumbing team · published
Stop the water first
If more than a few drops are falling, shut the cold supply valve at the top of the heater. On an electric model, switch off the breaker. On a gas model, set the control to pilot or off. Keep a bucket or wet vacuum close by.
Do not remove the cover on an electric heater while it is wet. If the floor is flooded and the panel is close, stay out and call for help.
Where the water might come from
Water at the bottom may not originate at the bottom. A leaking fitting at the top can run down the jacket and pool at the base. A relief valve that discharges can drip from the pipe. Condensation can form on a cold tank in humid conditions, and some high-efficiency gas heaters produce condensate by design.
Towel off the tank and floor, then wrap dry paper towels around each connection and see which gets wet first. That frequently exposes a loose fitting or a faulty valve.
Fittings and the drain valve
Water connections at the top can loosen over time or corrode. Tightening a fitting a small amount may stop the drip. The drain valve at the bottom has a washer that can wear, and a drip at the spout is a common source. Sometimes replacing the valve fixes it.
Do not overtighten brass fittings. They can crack. A plumber can swap a valve or a connector in a short visit.
The relief valve
The temperature and pressure relief valve protects the tank from excess pressure. It has a pipe that runs down toward the floor. If water drips from that pipe, the valve may be worn, or pressure in the house may be too high.
Never cap the relief pipe. Lift the valve's lever briefly to see if it seats again. If it keeps dripping, replace it. Ask about an expansion tank if the house has a closed system, since thermal expansion can raise the pressure.
Where the drip starts and what it means
The origin of the water usually settles whether to repair or replace.
| Origin of the water | Typical meaning | Usual remedy |
|---|---|---|
| A fitting at the top | Loose or corroded connection | Snug it up or swap the fitting |
| The drain valve | Worn valve washer | Install a new valve |
| The relief valve discharge pipe | Worn valve or excess pressure | Replace the valve and test the pressure |
| A seam, or through the jacket | The tank wall has failed | Install a new heater |
When the tank itself has failed
Over time, the steel tank corrodes, especially in the presence of dissolved minerals and sediment. A leak through the jacket or from a seam means the tank has failed. It cannot be repaired. The heater must be replaced.
Most tank heaters last roughly 8 to 12 years, though results vary. If your heater is near that age and leaking from the body, plan on replacement instead of repair.
Tankless and condensate
Tankless heaters do not hold a tank of water, but they can leak at an inlet, an outlet or a condensate line. A scaled heat exchanger can crack. A tankless service visit can find the source.
High-efficiency units drain condensate through a small pipe. A clogged condensate line can overflow and look like a leak.
Limit the damage
Where code requires it, set the heater in a drain pan piped to a floor drain. A floor leak sensor gives early warning. If the heater sits above finished space, replace an aging one before it fails.
A restoration crew can dry any drywall or flooring that got wet. Photograph the damage for your insurer.
Repair versus replacement
Repair if the leak is a fitting or valve and the tank is in good shape. Replace if the tank is leaking, the heater is old or repairs have piled up. A water heater repair visit will tell you which applies.
Ask for the age of the heater from the serial number, the cause of the leak in plain terms and the cost of each option.
Safety checks before you touch anything
Confirm the floor near an electric heater is dry before getting close. If water has reached its base, cut the breaker at the panel and stay out of the puddle. On a gas heater, a gas smell means leave the building and call from outside.
Never relight a pilot in a flooded area. Let a technician check the controls and the burner compartment first.
Planning the replacement
If the tank has failed, think about size, fuel type, location and whether a tankless unit fits your household. The first-hour rating on the yellow label matters more than the gallon count. Ask about venting, gas line size and clearances, since a changed fuel type or unit type changes the work.
Ask for the old heater to be hauled away and the new one to be permitted and inspected where required. Keep the paperwork with the manual.
What a plumber checks first
A technician will confirm that the leak is from the heater, not a nearby pipe or the floor. They look at the tank jacket, the fittings, the drain valve, the relief valve and the burner compartment. They also check the water pressure with a gauge.
Ask what they found and which parts are failing. A clear answer lets you choose between a repair and a new heater.
Common questions
Water heater leak questions
If the leak is more than a drip, yes. Close the supply valve, turn off power or gas and call.
No. A leaking tank cannot be repaired safely. It must be replaced.
The valve may be worn or the pressure may be too high. A plumber can test it and check the expansion tank.
Many run roughly 8 to 12 years. Water quality and maintenance affect that.
Services that help
Water Heater Installation & Replacement
Swap out a worn tank for a unit sized for your household, fuel and space.
Water Damage Restoration
Extract water, dry the structure and rebuild after a leak, frozen pipe or basement flood.
Keep reading
Water heater flush and maintenance
A yearly flush and a quick check of the anode rod and relief valve can add years to a tank water heater.
Turn off the main water valve
Knowing where your main valve is and whether it works can save thousands of dollars in a flood.
Hard water and softeners
Scale on fixtures and spots on glass point to minerals. Here is what your water likely contains and whether a softener helps.
Water heater leaking now?
Shut the supply valve and phone in. We will line up a local contractor.