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"markdown": "Hours: Sun 8 AM-7 PM \\| Mon 8 AM-7 PM \\| Tue 8 AM-7 PM \\| Wed 8 AM-7 PM \\| Thu 8 AM-7 PM \\| Fri 8 AM-7 PM \\| Sat 8 AM-7 PM\n\n [Skip to content](<https://mtnmanplumbing.com/water-heater-leak-repair/#content>)\n\n[Mountain Man Plumbing home](<https://mtnmanplumbing.com/?agentnet=md>)\n\n- [Call / text **(385) 766-8935**](<tel:3857668935>)\n\n- [**Book now**](<https://mtnmanplumbing.com/book-online/?agentnet=md>)\n\n### Menu\n\n- ### Services ⌄\n\n Mountain Man Plumbing\n\n ## What can we fix?\n\n [Explore services ↗](<https://mtnmanplumbing.com/services/?agentnet=md>)\n\n - [ Water Heater Repair ↗](<https://mtnmanplumbing.com/water-heater-repair/?agentnet=md>)\n - [ Drain Cleaning ↗](<https://mtnmanplumbing.com/drain-cleaning/?agentnet=md>)\n - [ Faucet & Sink Repair ↗](<https://mtnmanplumbing.com/faucet-sink-repair/?agentnet=md>)\n - [ Leak Repair ↗](<https://mtnmanplumbing.com/leak-repair/?agentnet=md>)\n - [ Bathroom Plumbing Repairs ↗](<https://mtnmanplumbing.com/bathroom-plumbing-fixture-repairs/?agentnet=md>)\n - [ Water Treatment ↗](<https://mtnmanplumbing.com/water-treatment/?agentnet=md>)\n - [ Boiler Repair ↗](<https://mtnmanplumbing.com/boiler-repair/?agentnet=md>)\n - [ General Repairs ↗](<https://mtnmanplumbing.com/plumbing-services/?agentnet=md>)\n - [ Gas Line Installation ↗](<https://mtnmanplumbing.com/gas-line-installation/?agentnet=md>)\n - [ Remodel & Rough-In Plumbing ↗](<https://mtnmanplumbing.com/services/plumbing-remodel/?agentnet=md>)\n - [Backflow Prevention Service ↗](<https://mtnmanplumbing.com/services/backflow/?agentnet=md>)\n - [Residential Pump Service ↗](<https://mtnmanplumbing.com/services/pumps/?agentnet=md>)\n - [Water Service Lines · Guide & Referral ↗](<https://mtnmanplumbing.com/services/water-service-line/?agentnet=md>)\n - [Whole-Home Repiping ↗](<https://mtnmanplumbing.com/services/whole-home-repipe/?agentnet=md>)\n - [Sewer & Underground · Guide & Referral ↗](<https://mtnmanplumbing.com/services/sewer-underground/?agentnet=md>)\n - [ Appliance & Laundry Plumbing ↗](<https://mtnmanplumbing.com/services/appliance-connections/?agentnet=md>)\n - [Hose Bib & Outdoor Faucet Service ↗](<https://mtnmanplumbing.com/services/hose-bib/?agentnet=md>)\n - [Shutoff Valve Repair & Replacement ↗](<https://mtnmanplumbing.com/services/shutoff-valves/?agentnet=md>)\n - [ Shower & Tub Plumbing ↗](<https://mtnmanplumbing.com/services/shower-tub/?agentnet=md>)\n - [ Toilet Repair & Installation ↗](<https://mtnmanplumbing.com/services/toilet-repair/?agentnet=md>)\n - [ Garbage Disposal Repair & Replacement ↗](<https://mtnmanplumbing.com/services/garbage-disposal/?agentnet=md>)\n - [Water Pressure & Pressure Regulator Service ↗](<https://mtnmanplumbing.com/services/pressure-prv/?agentnet=md>)\n- ### Locations ⌄\n\n Mountain Man Plumbing\n\n ## Where we work.\n\n [Explore locations ↗](<https://mtnmanplumbing.com/locations-we-serve/?agentnet=md>)\n\n - [Salt Lake City ↗](<https://mtnmanplumbing.com/salt-lake-city-plumber/?agentnet=md>)\n - [South Jordan ↗](<https://mtnmanplumbing.com/south-jordan-plumber/?agentnet=md>)\n - [West Jordan ↗](<https://mtnmanplumbing.com/west-jordan-plumber/?agentnet=md>)\n - [Sandy ↗](<https://mtnmanplumbing.com/?agentnet=md>)\n - [West Valley City ↗](<https://mtnmanplumbing.com/west-valley-city-plumber/?agentnet=md>)\n - [Draper ↗](<https://mtnmanplumbing.com/draper-plumber/?agentnet=md>)\n - [Murray ↗](<https://mtnmanplumbing.com/murray-plumber/?agentnet=md>)\n - [Cottonwood Heights ↗](<https://mtnmanplumbing.com/cottonwood-heights-plumber/?agentnet=md>)\n - [Millcreek ↗](<https://mtnmanplumbing.com/millcreek-plumber/?agentnet=md>)\n - [Taylorsville ↗](<https://mtnmanplumbing.com/taylorsville-plumber/?agentnet=md>)\n - [Herriman ↗](<https://mtnmanplumbing.com/herriman-plumber/?agentnet=md>)\n - [Kearns ↗](<https://mtnmanplumbing.com/kearns/?agentnet=md>)\n - [Lehi ↗](<https://mtnmanplumbing.com/lehi/?agentnet=md>)\n - [Highland ↗](<https://mtnmanplumbing.com/highland/?agentnet=md>)\n - [Riverton ↗](<https://mtnmanplumbing.com/riverton-plumber/?agentnet=md>)\n - [Holladay ↗](<https://mtnmanplumbing.com/holladay-plumber/?agentnet=md>)\n- [Our work](<https://mtnmanplumbing.com/past-work/?agentnet=md>)\n- [Reviews](<https://mtnmanplumbing.com/reviews/?agentnet=md>)\n- ### Our company ⌄\n\n - [ Meet Mountain Man **Our story.** Tyler & the people behind the work. **↗**](<https://mtnmanplumbing.com/about-us/?agentnet=md>)\n - [ In their own words **Customer reviews.** Hear from the people who hired us. **↗**](<https://mtnmanplumbing.com/reviews/?agentnet=md>)\n - [FAQ Before you book **Good questions.** Booking, pricing & service areas. **↗**](<https://mtnmanplumbing.com/faq/?agentnet=md>)\n- [Financing](<https://mtnmanplumbing.com/financing/?agentnet=md>)\n- [Second opinion](<https://mtnmanplumbing.com/instant-second-opinion/?agentnet=md>)\n\n- [>\\_ Plain text](<https://mtnmanplumbing.com/water-heater-leak-repair/?agentnet=md>)\n\nMOUNTAIN MAN RADIO 15 originals · All Mountain Man\n\n- [Water heater help](<https://mtnmanplumbing.com/water-heater-repair/?agentnet=md>)\n\n / Water-heater leaks\n\nWater heater leak\n\n# Water around the heater? Find the first wet spot.\n\nTrace the water to the leaking connection, drain, valve or inner tank to establish the repair.\n\nA fitting, valve, or pipe can often be repaired. Water coming through the steel tank means the heater must be replaced.\n\n[See what the leak location means →](<https://mtnmanplumbing.com/water-heater-leak-repair/#field-proof>)\n\n\n\nSugar House field photo · Check the upper connections when tracing a leak\n\nLocate the source\n\n## Start high and work down.\n\nWhere it is safe to observe, look for the first visible wet area. Water runs down the outer cover and across the floor, so a leak above the heater can look like a failed tank. Keep clear of hot discharge and wet electrical equipment.\n\nField note · Sugar House\n\n## Moisture leaves a trail at the connection.\n\nCorrosion and moisture surround the upper connection. During diagnosis, drying the accessible area and watching where moisture returns helps separate an active joint leak from old staining.\n\n\n\nWater inside the burner compartment can affect ignition and the burner assembly. The inspection includes those components as well as the leak source.\n\n\n\nWater collected around this heater. The surrounding floor and nearby materials also need drying after the leak is stopped.\n\nRead the leak\n\n## Four places the water may start.\n\n### Connections above the tank\n\nThe hot outlet and cold inlet connect the tank to the house piping. A leaking connector, threaded joint or nearby fitting can send water down the outer metal cover, called the jacket.\n\n### The relief discharge pipe\n\nA drip here can come from the valve, high house pressure, excessive temperature, or thermal expansion. The cause has to be checked. Never cap or plug this pipe.\n\n### Around the drain valve\n\nThe drain valve empties the tank during service. Its outlet seal, handle stem and connection to the tank are separate places a leak can develop.\n\n### Through the inner storage tank\n\nThe inner steel tank holds water under pressure. Corrosion that penetrates this vessel requires replacement of the heater.\n\nFrom diagnosis to repair\n\n## What happens during the repair.\n\nOnce the source is located, the work follows three steps.\n\n### Isolate and prepare\n\nThe technician turns off the appropriate energy and water supplies, lets hot water cool and drains enough water to reach the failed part. Access and the condition of nearby piping determine the preparation.\n\n### Repair the part and its cause\n\nWe replace the failed connection or valve and address conditions such as excessive pressure that could make it leak again. A failed inner tank moves the job to heater replacement.\n\n### Refill and test through heating\n\nWe refill and purge air before restoring heat, check the repaired joints and observe pressure as the water warms. A joint that stays dry while cold also needs to stay dry through a heating cycle.\n\nTrace the source\n\n## The jacket is a cover. *The tank is inside it.*\n\nA pipe above the heater can leak down the outer cover and leave a puddle at the base. We dry the area and trace the first point that becomes wet to locate the source.\n\n**Observe only where it is safe.**\n\nKeep clear of hot discharge and wet electrical equipment. Active flooding, steam, scorching or water in controls needs prompt professional attention. Never plug a relief pipe. A gas smell or carbon-monoxide alarm means leave the building and call emergency help from outside.\n\n### Trace the water to its source.\n\nIt might be supply water escaping a fitting, or water from a drain that has backed up. Gas heaters can also produce condensation when hot exhaust meets a cold surface. A condensing gas heater collects that water on purpose and sends it to a drain.\n\nA heat-pump heater collects moisture from room air as it cools that air, much like condensation on a cold drink. A blocked condensate drain can let that water spill beside the heater.\n\n [ENERGY STAR: heat-pump installation considerations ↗](<https://www.energystar.gov/partner-resources/residential_new/educational_resources/sup_program_guidance/heat_pump_water_heater_guide/design_considerations>) [A. O. Smith: leaks, mixing problems and tank care ↗](<https://assets.hotwater.com/damroot/Original/10001/100263112.pdf>)\n\n### A dripping safety pipe needs a pressure explanation.\n\nHeated water expands. In a **closed system**, a check valve or similar device keeps it from returning toward the supply. The expansion tank accepts that extra volume against an air cushion, controlling the pressure rise during heating.\n\n### What we check: does pressure rise when the heater runs?\n\nWe watch pressure before and during a heating cycle. Pressure that stays high directs attention to the incoming supply and its regulator. A rise while the water heats directs attention to the expansion tank and any valve that prevents water moving back toward the supply.\n\n**Precharge** is the air pressure set in an expansion tank before it takes in water. For the Amtrol models linked below, the installer matches it to the cold-water supply pressure while the tank is empty of water. The factory setting may not suit the house. Set and verify the air charge during installation.\n\n[Link to this answer](<https://mtnmanplumbing.com/water-heater-leak-repair/#answer-what-we-check-does-pressure-rise-when-the-heater-runs>)\n\n [Amtrol: expansion-tank setup and air pressure ↗](<https://www.amtrol.com/wp-content/uploads/2024/04/9017-091-04_24-THERMXTROL-ST5C-ST210VC-IO.pdf>)[A. O. Smith: relief valves and pressure problems ↗](<https://assets.hotwater.com/damroot/Original/10001/100263112.pdf>)\n\n### Where these explanations come from\n\nRead the manufacturer and technical references behind this lesson. For service settings, open the manual for your full model number.\n\n- [A. O. Smith: leaks, mixing problems and tank care ↗](<https://assets.hotwater.com/damroot/Original/10001/100263112.pdf>)\n- [Amtrol: expansion-tank setup and air pressure ↗](<https://www.amtrol.com/wp-content/uploads/2024/04/9017-091-04_24-THERMXTROL-ST5C-ST210VC-IO.pdf>)\n- [ENERGY STAR: heat-pump installation considerations ↗](<https://www.energystar.gov/partner-resources/residential_new/educational_resources/sup_program_guidance/heat_pump_water_heater_guide/design_considerations>)\n\nRecent work, real homes\n\n## See this work in the field.\n\nOpen a job to see the equipment, the problem, and the finished work.\n\nNorth Salt Lake Bradford White Water Heater Swap in North Salt Lake\n\nNorth Salt Lake\n\nField log\n\n### [North Salt Lake Bradford White Water Heater Swap](<https://mtnmanplumbing.com/past-work-north-salt-lake-bradford-white-water-heater-swap/?agentnet=md>)\n\n**Open the job →**\n\nDowntown Condo Bradford White Swap and Floor Drain Clear in Salt Lake City\n\nSalt Lake City\n\nField log\n\n### [Downtown Condo Bradford White Swap and Floor Drain Clear](<https://mtnmanplumbing.com/past-work-downtown-condo-bradford-white-swap-and-floor-drain-clear/?agentnet=md>)\n\n**Open the job →**\n\n [See all recent water-heater work →](<https://mtnmanplumbing.com/past-work/?agentnet=md>)\n\nCommon questions\n\n## The questions we hear when there is water on the floor.\n\n### Does water around the bottom mean the tank is bad?\n\nNot necessarily. Water from a fitting or pipe above can run down the tank and collect at the bottom. We want to see where it gets wet first.\n\n[Link to this answer](<https://mtnmanplumbing.com/water-heater-leak-repair/#answer-does-water-around-the-bottom-mean-the-tank-is-bad>)\n\n### Which water-heater leaks can be repaired?\n\nLeaks at valves, connectors, fittings, and nearby pipes are often repairable. Water coming through the steel tank means replacement.\n\n[Link to this answer](<https://mtnmanplumbing.com/water-heater-leak-repair/#answer-which-water-heater-leaks-can-be-repaired>)\n\n### Can a dripping relief pipe mean more than a bad valve?\n\nYes. The valve may be worn, but high pressure, excessive temperature, or thermal expansion can also push it open. Replacing the valve without checking the cause can leave the same drip behind.\n\n[Link to this answer](<https://mtnmanplumbing.com/water-heater-leak-repair/#answer-can-a-dripping-relief-pipe-mean-more-than-a-bad-valve>)\n\nRelated water-heater guides\n\n## If the tank is dry, check its age and repair value next.\n\n- [**Repair or replace** See when a repair is worth making and when replacement is the better use of your money.](<https://mtnmanplumbing.com/water-heater-repair-or-replace/?agentnet=md>)\n\n- [**Age and serial number** Find the manufacturer label and use the brand-specific serial number to work out the age.](<https://mtnmanplumbing.com/water-heater-age-serial-number/?agentnet=md>)\n\n [Back to the complete water-heater guide →](<https://mtnmanplumbing.com/water-heater-repair/?agentnet=md>)\n\nNot sure where it starts?\n\n## Send the wet area. We’ll trace it back.\n\nA wide photo, the first wet spot, and the factory label are enough to start. We’ll find the source before pricing a repair or replacement.\n\n### Exclusive Offers\n\n ● Active Specials\n\nMountain Man Plumbing deals and offers\n\nFrom our local guides\n\n## Older homes. New plumbing projects.\n\nOur county-record analysis shows when the neighborhoods were built. 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