SERVPRO of Greater Northern Charleston: Reducing Risk of Damage from Water Heaters

Although tank-type water heaters generally last for several years without causing any problems, a burst tank or major leak does occasionally happen and can cause a great deal of damage. There are several things you can do to reduce the risk of flooding from your water heater, depending on how worried you are about the risk and how much money you are willing to spend.

The usual cause of a serious problem with a water heater is a faulty temperature and pressure relief valve, or TPR valve. This valve is generally on or near the top of the tank and has a small handle and spout; a pipe sometimes runs from the valve to near the floor.

Some experts recommend testing the valve once a year to make sure it works; this is done by lifting the handle of the valve and releasing a little water into a cup (CAUTION: this water can be VERY hot!). Unfortunately, once the valve is opened, it can be very difficult to close – it will sometimes continue dropping or releasing a small amount of water until replaced. The valves are not expensive or difficult to install, so an annual test might be worthwhile even if a replacement valve is needed.

If the TPR valve starts releasing water on its own, it is a sign that the tank has a pressure or high-temperature problem and should be examined by an experienced plumber. Sometimes the water pressure coming into the house can be reduced (a pressure of 50 to 70 psi is often recommended). A pressure-relegating valve can also be installed in the coming water line to correct high pressure. If you need to drain water from the tank to remove sediment, use a pan to catch it or attach a hose running to a laundry tub or other drain.

Also consider one or more of the following other strategies:

When you are away from the house for more than a couple of days, turn off the power or gas to the water heater during your absence.
If the water heater is more than about 10 years old, consider replacing it; a new heater is less likely to have problems than an old one.
Check the tank and plumbing regularly for signs of leaks; make immediate repairs if any leaks are spotted. Switch to a tankless water heater, which provides instant hot water on demand.
If your water heater is in a basement and it is not possible to install a floor drain, a sump pump would give some protection against flooding.

In the event that a leak or burst tank has occurred, make sure you are ready – have the emergency contact information of a water restoration company on or near the water heater so you can contact us immediately. SERVPRO of Northern Charleston provides magnets and tags for water shutoff valves for this purpose.