Common Causes of Hot Water Tank Drips
If you have noticed water dripping from your hot water tank, you are not alone. I often get calls from homeowners across Vancouver who suddenly see water pooling near their tank or a steady drip from the pressure relief valve. Don’t worry, it doesn’t necessarily means a complete replacement is needed.
Sometimes the fix is simple, but in other cases, a drip can be the first sign that your tank is reaching the end of its life.
Here is what I have learned after decades in the plumbing industry about why hot water tanks drip, when it is a minor issue, and when it is time to call in a professional.
Common Reasons for Your Hot Water Tank Drips
- Temperature and Pressure Relief Valve (T and P Valve)
- Faulty Drain Valve
- Lack Of Expansion Tank
- Rusty hot water tank
Pressure Relief Valve Problems
Every hot water tank will have a “T&P” also know as the temperature and pressure valve usually found on the side of the hot water tank. This valve, when working correctly protects your system from overpressure. A slow drip could be a sign that your T&P value may be faulty, or the tank is relieving pressure.
Lack of Hot Water Tank Expansion Tank
Many Vancouver homes do not have an expansion tank installed on their hot water heaters. Without it, pressure builds up every time water heats and expands, causing a slow drip from the temperature and pressure relief valve. I have been to countless homes where adding an expansion tank solved the issue and extended the life of the hot water heater.
Faulty Drain Valve
Over time, fittings where the pipes connect to the tank can loosen or corrode. The drain valve is no different. As the hot water tank ages, internal gaskets for the value may harden, creating an improper seal. I have seen many tanks where tightening or replacing a fitting solved the problem right away.
Rusty Hot Water Tank
A rusty hot water tank is never a good sign. Rust is product of metal corrosion, which means the structure of the tank has been compromised and is not repairable. If your hot water tank is showing rust along the bottom on the tank, it is highly recommended that you replace the tank immediate before structural failure.
How Long Does a Hot Water Heater Last?
Most hot water tanks last about 8 to 10 years, which is also the length of most manufacturer warranties. While your tank may still be working at that age, I recommend planning for replacement around the 9-year mark. When a tank fails, it is not just an inconvenience. You suddenly have no hot water for your home, and because the tank holds a large volume of water it can cause serious property damage if it leaks or bursts. Some home insurance providers even require tanks to be replaced every ten years. It is always a good idea to review your insurance policy, so you are protected.
What do I do with my Hot Water Tank Drips?
If your hot water tank is dripping, use the guide above to see whether it looks like a minor issue or something more serious. If you are unsure, the safest step is to call a professional. A hot water tank is a large, sealed vessel that holds pressurized hot water and is powered by natural gas or electricity. FIY repairs are not recommended and can put both your home and your safety at risk.
At Ashton Plumbing, Heating and Air Conditioning we have been helping Vancouver homeowners with hot water tank repairs and replacements for more than 40 years. Our licensed plumbers and gas fitters provide safe, reliable service and every new installation comes with two years of free maintenance for your peace of mind.
📞 Call us at 604 262 9114 or book your estimate online.