Shutting it down
Check for gas smell first
If you smell gas near the heater, leave the house and call 911 or SoCalGas from outside. Do not touch the unit.
Close the cold supply
The cold water valve is on the pipe at the top of the tank. Turn it clockwise or a quarter turn to stop more water entering.
Cut the heat
On a gas unit, turn the gas control knob to off. On an electric unit, switch off its breaker at the panel.
Control the water
If the tank is leaking badly, the main shutoff stops any further flow. Move stored items out of the way.
Let it cool
The water inside is hot. Do not try to drain the tank until it has had time to cool.
Where is it leaking from?
| Leak location | Likely cause | Usually |
|---|---|---|
| Pipes or fittings on top | Loose connection or worn supply line | Repairable |
| Relief valve or its discharge pipe | Excess pressure or temperature, or a worn valve | Valve replacement, plus a check of the cause |
| Drain valve near the bottom | Valve not fully closed or worn | Repairable |
| From under the tank or through the jacket | Tank corroded through | Replacement |
| Pan or floor damp with no visible drip | Condensation or a slow leak | Needs a closer look |
Why tanks fail sooner here
Anaheim's water is hard. Local groundwater blended with imported water carries minerals that settle as sediment in the bottom of a tank. That layer makes the burner or element work harder and can speed up corrosion, and it is one reason tanks in the area often fail from the bottom.
Most water heaters in older Anaheim homes sit in the garage. That is good for containing a leak but bad for anything stored nearby, so a slow drip can go unnoticed until boxes on the floor are soaked.
Replacing it: tank or tankless
New tank heater
- Usually the simplest like-for-like swap
- Uses existing venting and gas or electric supply in most cases
- Can often be done sooner after an emergency
Tankless heater
- Heats on demand and frees up garage space
- May need a larger gas line, new venting or electrical work
- Hard water makes regular descaling important
- Usually better planned than rushed during an emergency
Code and permit questions to raise
- California requires water heaters to be seismically strapped; make sure the new unit is properly braced.
- Ask whether the replacement needs a permit and inspection, and check with the city if unsure.
- Ask about the relief valve discharge pipe and where it terminates.
- Ask whether venting and gas connections meet current requirements.
- Ask whether an expansion tank is recommended for your system.
What drives the cost
- Tank, tankless, gas or electric, and the size needed.
- Whether venting, gas line or electrical changes are required.
- Strapping, pans, expansion tanks and other code items.
- Haul-away of the old unit.
- After-hours timing for an emergency install.
Common questions
Can I keep using a water heater that is leaking a little?
A small fitting leak may be safe to live with briefly once it is contained, but a leak from the tank itself means it is failing and should be shut down.
Why is the relief valve dripping?
It may be worn, or the tank may be building too much pressure or heat. Have a plumber check the cause rather than just capping it.
Do I need to replace the strapping with a new heater?
The new unit must be seismically strapped. A plumber can tell you whether the existing straps are suitable.
General information for Anaheim, not a quote or professional advice. In an emergency, call 911.