Why Is My Water Heater Leaking? 5 Common Causes (Northern Virginia Guide)

A leaking water heater is one of the most common plumbing problems homeowners face in Northern Virginia. Whether you’re in Ashburn, Leesburg, or Reston, a leaking tank can quickly damage flooring, drywall, and your home’s foundation if not addressed fast.

Here are the five most common causes and what you should do next.

1. A Loose or Faulty Drain Valve

Your drain valve sits near the bottom of the tank and is used during maintenance to flush sediment.
If it becomes loose or worn out, water may drip slowly from the base.

Fix:
Try tightening the valve by hand or with a wrench. If dripping continues, the valve likely needs replacement.

2. Excessive Tank Pressure

If water pressure inside your tank becomes too high, your water heater will release water through the temperature and pressure relief (T&P) valve.

Signs:

• Hissing or steaming

• Water dripping from a pipe near the top

• Rumbling sounds

Fix:
High pressure can be dangerous! — call us at 571-831-1816.

3. Sediment Buildup

Northern Virginia has harder water, which causes mineral buildup inside the tank.
Over time, sediment causes overheating, cracking, and leaks.

Fix:
Annual flushing prevents this issue. If damage has already occurred, a replacement may be needed.

4. A Failing T&P Relief Valve

The T&P valve opens when pressure or temperature becomes too high. If it malfunctions, it may leak constantly.

Fix:
Have the valve inspected and replaced. This is a quick and inexpensive repair.

5. Internal Tank Failure

Water heaters generally last 8–12 years. If yours is older, corrosion may have caused the tank to crack internally.

Fix:
The only solution is a full replacement.

When to Call Pipe Hitter Plumbing

If your water heater is leaking, it needs professional attention fast.
Call us for a $89 diagnostic (credited to your repair!).