Question type ยท 7 questions
It's the water heater (or the corner it sits in)
The water heater and everything around it: pans, expansion tanks, leaks, softener drains and condensate lines.
In most Maryland basements, one corner holds the water heater, the furnace, maybe a softener and a dehumidifier, all of them making water or moving it. When something drips there, it helps to know which machine is responsible.
A puddle under the tank is the classic worry; a water heater leaking from the bottom explains what that usually means. Age is the next question. The U.S. Department of Energy puts a traditional tank heater's life at about 10 to 15 years, and how old is too old covers what to watch for.
If a plumber mentioned an expansion tank, this answer explains why. And if a gas water heater sat in floodwater, don't relight it; read this first. Any gas smell means leaving the house and calling 911 or the gas utility from outside.
The questions
Does our basement water heater need a drain pan?
A water heater drain pan isn't required by code in a WSSC-area basement, but it's still a good idea. Outside Montgomery and Prince George's, check your county, because the model code asks for one wherever a leak would do damage.
Why did the plumber say we need an expansion tank?
A water heater expansion tank gives heated water room to grow. When a check valve, backflow preventer or pressure-reducing valve stops water flowing back to the street, the code calls for expansion control, usually a tank.
The water heater is leaking from the bottom. Is it done?
A water heater leaking from the bottom is often, but not always, finished. If the tank itself is seeping, plan on a replacement. If it's coming from the drain valve or the relief valve pipe, a repair may do.
Our gas water heater sat in floodwater. Can we just relight it?
No. A water heater after a flood has wet gas controls that can fail dangerously, so don't relight it. Leave it off, have a qualified pro inspect it, and expect that replacement is the usual outcome.
How old is too old for a basement water heater?
How long do water heaters last? A traditional tank usually gives 10 to 15 years. Past that, it's living on borrowed time, especially in a finished basement where a sudden leak would do real damage.
Where can a water softener drain in a finished basement?
A water softener drain line has to empty into a trapped receptor, such as a floor drain, laundry standpipe or utility sink, through an air gap. It should never be piped straight into a drain line.
Where should the dehumidifier and AC condensate drain in the basement?
Without a condensate pump, basement condensate runs downhill to a floor drain, laundry sink or standpipe; the pump lifts it there when no drain sits lower. WSSC never allows a direct sewer-pipe connection.
