Leaking water heater in Phoenix: Home Fix Neighbor

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Okay, the leak's stopped. Now what?

If you followed along with the video, the heat's off, the water to the tank is off, and the leak has stopped. Nice work. Here's what comes next.

1. Get the standing water up. Towels do the job, but a wet/dry vacuum is a lot faster³.
2. Dry everything out within a day or two. That's your window before mold gets a foothold⁴. Run fans, and if you've got one, a dehumidifier. A moisture meter will tell you when the drywall and floors are actually dry, not just dry to the touch.
3. Move anything that got wet away from the tank so it can dry too.

So why did this happen?

Most leaks start small and get worse, and a big one can flood a house in a few hours³. So the fact that you caught it matters.

Where the water's coming from tells you a lot:

• The bottom of the tank? That usually means the steel has rusted through. You can't patch a rusted tank, so it's time for a new one³.
• The drain valve or a pipe fitting? Better news. That's often just a worn washer or a loose connection that needs a little tightening or a new part³.

Here's what's going on inside. Minerals in your water slowly settle at the bottom of the tank. There's also a metal rod in there, called the anode rod, whose whole job is to rust so your tank doesn't. Once that rod's used up, the tank starts rusting instead. Most tanks last somewhere around 8 to 20 years, depending on the type³.

What's different here in Phoenix

Phoenix water is hard. Like, really hard. The city's own 2025 water quality report measures it at 172 to 302 parts per million⁵. For comparison, the U.S. Geological Survey calls water under 60 soft, 61 to 120 moderately hard, 121 to 180 hard, and anything over 180 very hard⁶. So Phoenix water sits mostly in the very hard range, and its softest readings are still hard.

Hard water speeds up the mineral buildup that wears tanks out³, so water heaters here can wear out faster than in places with soft water.

Permits: if a licensed contractor replaces your water heater, you don't need a city permit. If you're replacing an electric one yourself, you do⁷.

Gas emergencies: Southwest Gas's number is 877-860-6020. Call it and 911, from outside¹.

Calling a plumber (and what to ask)

Get a licensed plumber out today. If the leak is coming from the tank itself, you're most likely looking at a replacement³. And if a gas water heater is leaking near the burner or the gas line, don't wait on that one at all³.

A few things worth asking when they call you back:

• Is it the tank, or a valve or fitting?
• Can you fix it, or does it need replacing?
• Can you come today?
• Do you work with my home warranty or insurance?

Can you fix it yourself?

Maybe, if it's a drip at the drain valve or a pipe fitting. That's usually a worn washer or a loose connection³. If the tank itself is leaking, though, that's a job for a plumber. And here in Phoenix, swapping out an electric water heater yourself needs a city permit⁷.

Watch the video below first, then use the steps under it.

These steps assume you already did what our video at the top of the page showed: the heat's off and the cold-water valve is closed.

1. Give the tank time to cool. The water inside stays hot for hours, so wait several hours before you mess with the drain valve³.
2. Try tightening it first. Gently snug the drain valve or the dripping fitting with an adjustable wrench. Sometimes that's all it needs³.
3. Still dripping? Drain the tank. Hook a garden hose to the drain valve, run it to a floor drain or outside, and open the valve. Open a hot water tap somewhere in the house to let air in. Most tanks take 20 to 30 minutes³.
4. Swap in a new valve. Lots of water heaters come with a plastic drain valve, and those can clog up or leak, so this is a good time to upgrade to a brass ball valve⁸. You can grab a ready-made full-port brass drain valve, or build one like in the video from a 3/4-inch full-port brass ball valve, a 3-inch brass pipe nipple, a brass garden hose adapter and a brass hose cap. Wrap the threads with thread seal tape, screw it in and snug it up.
5. Refill it before you turn the heat back on. This one's important. Close the drain valve, open the hot water taps, and turn the cold water back on. Close each tap once water's flowing from it. Only then turn the power or gas back on⁹.
6. Keep an eye on it for a day. If you see a new drip from the bottom of the tank, the tank itself is going. Time to call a plumber.

Insurance and warranty: find it and use it

Good news: you might already be covered, maybe even more than one way. Every policy and warranty is different, so take a look at yours before anyone starts work. (This is general info, not advice about your specific coverage.)

First, figure out what you've got.

1. The manufacturer's warranty. There's a label on the side of your water heater with the model and serial number. Snap a photo of it, then look up the warranty on the maker's website with that serial number handy³.
2. A home warranty. Lots of people get one when they buy their house and totally forget about it. Search your email and your closing papers for "home warranty." Just know it's a service contract, not insurance¹⁰. It's also worth checking whether a builder's warranty or your credit card covers it¹⁰.
3. Home insurance. Pull up your policy in your insurer's app or email and find the page that lists your coverage and your deductible.

Got a home warranty? Here's how to use it.

1. Call them before you hire anyone. You request service by phone¹¹.
2. They'll usually send their own contractor. You generally don't get to pick¹⁰.
3. Ask about costs up front. A lot of them charge a fee for each visit, often $75 or more¹⁰. There can be limits on what they'll pay¹⁰, and some will only repair, not replace¹⁰.
4. Can't get them out fast enough? Waiting can cost you money and hardship¹⁰, and leaks don't wait. Ask them in writing if you can use your own plumber. Then book one of our vetted pros in Phoenix.

Shopping for a home warranty for next time? Check out our guide to choosing a home warranty.

Water damage? Here's how to use your home insurance.

1. Take photos before you clean up, including where the water came from¹².
2. Compare the damage to your deductible. You pay the deductible first, so a small claim might not be worth it¹².
3. Call your insurer and report it. They may send out a plumber or a water cleanup company¹².
4. Hang on to every receipt for repairs and cleanup.

Shopping for home insurance? Check out our guide to comparing home insurance.

Keeping it from happening again in Phoenix

A little maintenance goes a long way, especially with Phoenix water.

• Flush the tank every one to three years, depending on the model and your water⁹. With water this hard, aim for the shorter end.
• Soften your water. Hard water speeds up the corrosion that kills tanks³. A whole-house water softener pulls those minerals out before they ever reach the tank.
• Test the relief valve once a year. Lift the little lever and let it snap back³.
• Check the anode rod and replace it when it's worn³. Replacement anode rods come in different sizes for different tanks.
• Get a heads-up next time. A drain pan under the tank and a water leak alarm on the floor will tell you something's wrong early. A smart water monitor with automatic shut-off can even turn the water off for you.

You might run into these too

• Water heater rumbling or popping
• Water heater failure: no hot water
• Water heater relief valve dripping
• Mold after water damage
• Water-damaged or warped floors

Sources

1. Southwest Gas: natural gas leak safety
2. Safe Electricity: flooding safety
3. A. O. Smith: What to do when your hot water heater is leaking
4. US EPA: A brief guide to mold, moisture and your home
5. City of Phoenix: 2025 water quality report
6. U.S. Geological Survey: hardness of water
7. City of Phoenix: residential permits
8. AmplifyDIY: How to replace a hot water heater drain valve (video and description)
9. City of Blaine, MN: water heater flushing
10. DC Attorney General: consumer alert on home warranties
11. California Department of Insurance: home protection contracts
12. Policygenius: how to file a home insurance claim for water damage