Water heater leak: what to do first
Water around the base of a tank can come from a loose fitting, a dripping relief valve or a tank that has rusted through. The first two are repairs, and the third means replacement, so the source matters before anything else.
Shut off the cold water supply at the valve on the pipe above the heater. For an electric unit, turn off its breaker, and for gas, turn the gas control to off. Never touch the heater while standing in water.
If you smell gas, do not flip switches. Leave the house and call your gas utility or 911 first, then call us once you are outside and safe.
What we check on a failing water heater
No hot water on an electric tank usually means a tripped breaker, a failed heating element or a bad thermostat. On a gas tank, the usual causes are a pilot or thermocouple problem, a gas control valve fault or a flue that is not drawing.
Lukewarm water, rumbling noises and rusty hot water point to different problems. Sediment on the tank floor makes the burner or element work harder, and a worn anode rod lets the tank itself start to corrode.
A temperature and pressure relief valve that drips is a safety device doing its job, and the cause may be pressure in the house, which is why we test pressure and check the expansion tank before swapping the valve.
Repair or replace: a simple decision guide
Age and condition decide this, not stubbornness. A part that costs little on a young tank is worth fitting, and the same part on an old tank can be money spent on a heater that fails next month.
| Situation | Usually better | Why |
|---|---|---|
| Failed element, thermostat or thermocouple on a younger tank | Repair | The tank is sound and the part is the fault |
| Dripping relief valve with high house pressure | Repair the cause | Replacing only the valve will not stop the drip |
| Water leaking from the tank body itself | Replace | A rusted-through tank cannot be patched |
| Older tank with repeated repairs | Replace | Each repair buys less time than the last |
| Rusty hot water only, cold water clear | Check, then decide | The tank interior may be corroding |
If the answer is replacement, see water heater replacement for what that visit involves, or tankless options if you are rethinking the setup.
Cold shower and a wet floor?
Shut off the supply valve and call. The 24/7 line is open, and the price is clear before work starts.
Water heaters in Wilsonville homes
Wilsonville's water comes mainly from the Willamette River Water Treatment Plant, and the city's annual report does not list a hardness number. If you see scale on faucets or a heater that wears out early, test your tap or ask the utility for its latest water quality report, because hardness and sediment shorten tank life.
In Charbonneau, where homes began going up in 1972, many original water heaters have been replaced once or twice already, so the tank in a utility closet may be a later model with an older vent or drain pan. In attached Villebois homes, a leaking heater can reach a neighbor's wall quickly, so close the shutoff and tell the property manager at once.
Common water heater problems in plain words
No hot water
Reset or breaker for electric, pilot and thermocouple for gas, then the element, thermostat or gas valve if those fail.
Water leak at the tank
Fittings and the relief valve can be repaired. A leak from the tank body means the heater has reached the end of its life.
Pilot will not stay lit
Usually a worn thermocouple, a dirty pilot orifice or a draft problem, all quick to test.
Rumbling or popping
Sediment baked onto the tank floor. Flushing helps on a younger tank, and a heavily scaled one may be past helping.
What affects the price of water heater repair
You hear a clear price before work starts. These are the details that move it.
Related plumbing services
A heater that fails often takes its piping with it, so we look at nearby lines, and a hidden leak behind the wall goes to leak detection. We also serve Sherwood and the rest of the corridor, and planned swaps are handled under water heater installation.
Frequently asked questions
Yes. The 24/7 line takes water heater leaks and gas smells at any hour. A leaking tank is dispatched first, while a heater that simply runs lukewarm is often booked for the next regular opening.
It can be a fitting, the drain valve, the relief valve discharge or the tank itself. If water seeps from the tank body or the base of the jacket, the steel has usually rusted through, and replacement is the honest answer.
Age, the part that failed and the repair history decide it. We tell you what we find and give a clear price for each route, so you choose with the numbers in front of you.
Yes. Close the cold supply valve, switch off the breaker or set the gas control to off, and call. Do not touch the unit while standing in water.
A failed lower element, sediment buildup or a broken dip tube can cut the supply of hot water. The technician tests each in turn before suggesting a repair.
Yes, including flushing and descaling. The tankless water heater page explains what that work involves.