The three most common causes are a loose or failed drain valve, a cracked internal tank, or condensation. Two of these are fixable. One means the water heater is done.
Check the Drain Valve First
The drain valve sits near the bottom of the tank. If water is dripping from the valve itself:
- Try tightening it with a wrench — a quarter turn is often enough
- If it still drips, the valve seat is worn. Replacement cost: $20–$50 for the part, $100–$200 if you call a plumber
- This is the best-case scenario — cheap fix, no tank damage
Check the Temperature and Pressure Relief (T&P) Valve
The T&P valve is a safety device on the side of the tank with a pipe running down to the floor. If water is coming from this pipe:
- Temperature set too high — check that it’s at 120°F, not 140°F+
- Excessive water pressure — home water pressure above 80 psi can trigger the valve. A plumber can test this and install an expansion tank or pressure reducing valve if needed ($150–$400)
- Failed valve — T&P valves wear out after 5–7 years. Replacement: $20–$50 for the part, $150–$250 installed
Check for Condensation
In Hampton Roads’ humid climate, condensation on the outside of the tank is common — especially when cold water enters a tank in a warm, humid garage or basement. This looks like a leak but isn’t one. If the “leak” comes and goes with humidity levels, it’s condensation.
The Bad News: Cracked Internal Tank
If water is seeping from the base of the tank itself (not from a valve or fitting), the internal tank lining has failed. Sediment buildup and years of heating cycles cause the steel to corrode from the inside out.
This can’t be repaired. The tank needs to be replaced.
- Tank water heater replacement: $1,200–$2,500 installed in Norfolk
- Tankless upgrade: $2,500–$5,000 installed
What to Do Right Now
- Turn off the gas or electricity to the water heater
- Shut off the cold water supply valve on top of the unit
- Place towels or a bucket under the leak
- If it’s a fast leak, connect a garden hose to the drain valve and run it outside or to a floor drain
When to Call a Plumber
If the leak is coming from the tank body, if you can’t identify the source, or if tightening the drain valve doesn’t stop it — call a professional. Water damage from an ignored leak costs far more than the repair.
Powell’s Plumbing & Air handles water heater repairs and replacements throughout Norfolk, Virginia Beach, Chesapeake, and Hampton Roads.