November 3, 2025
Greenbank, WA Water Heater Leaking from the Top — Plumbing Fixes
Estimated Read Time: 9 minutes
A water heater leaking from the top can go from drip to disaster fast. If you see moisture around the cold or hot connections, the T&P valve top, or the anode port, do not ignore it. This guide shows what to check now, how to stay safe, and when to call Apollo Plumbing for fast repair in Everett, Marysville, Lynnwood, and nearby cities. We also cover repair vs. replacement so you avoid surprise costs and downtime.
First, Make It Safe and Stop the Damage
A leak at the top often starts small. Your goal is safety and control.
- Cut power:
- Electric: switch the dedicated breaker off.
- Gas: turn the gas control to OFF or PILOT.
- Close the cold water shutoff valve above the tank. Turn it clockwise until snug.
- Protect the area. Move boxes, drywall, or stored items away from the heater.
- Dry what you can. Wipe the top to confirm where water reappears.
- If you smell gas or see sparking, leave the area and call us or your utility.
These steps stop active flow and reduce electrical risk. If the shutoff will not turn, call right away for emergency service.
Common Top-of-Tank Leak Sources and Quick Checks
Top leaks usually trace to fittings and valves. Here is how to identify them.
- Cold water inlet or hot water outlet nipples: Look for water beads at the threaded connections. Mineral crust is a sign of a slow leak.
- Dielectric unions or flex connectors: Corrosion or green staining hints at galvanic reaction and failure.
- Temperature and pressure (T&P) relief valve at the top: If the body is wet, the valve may be weeping. Continuous dampness suggests overpressure or a bad valve.
- Anode rod port: A loose hex head can seep around the gasket.
- Expansion tank connection: On many homes, the expansion tank tees in at the top. A cracked seam or loose fitting can drip.
If drying the top and watching for 2 to 3 minutes shows a clear source, you are ready for next steps.
When a Top Leak Is Repairable
Many top leaks can be fixed the same day.
- Loose nipples or flex lines: Reseal with approved pipe dope or tape and tighten to spec.
- Worn dielectric unions: Replace to stop corrosion and stray current leaks.
- T&P valve weeping from the body: Replace the valve after verifying system pressure.
- Anode rod gasket seep: Reseal or replace the anode. This protects your tank from corrosion.
- Expansion tank fitting leak: Tighten or replace the connector. If the tank is waterlogged, install a new tank and set pressure to match home pressure.
Our trucks carry common fittings, T&P valves, flex connectors, and expansion tanks. Most homes are back to normal in one visit.
When Replacement Is the Better Choice
If the tank itself is compromised near the top seam or the metal is deeply corroded, replacement is the smart move. Consider replacement when:
- The unit is 8 to 12 years old for standard tanks, or older than the warranty.
- Leaks return after multiple fitting repairs.
- The top is rusted or pitted around welded seams.
- You also have insufficient hot water, discolored water, or rising energy bills.
We install traditional gas or electric tanks, tankless, point‑of‑use, storage, heat pump, hybrid, and solar‑ready units. We haul away the old heater and set you up with a code‑compliant, efficient system.
Why Top Leaks Start in the First Place
Knowing the cause helps you prevent repeats.
- Thermal expansion: Heated water expands. Without a working expansion tank, pressure rises and stresses top fittings.
- Sediment and scale: Mineral buildup increases heat and pressure cycles. It also eats anode rods faster.
- High static water pressure: Pressure above 80 psi accelerates leaks at fittings and valves.
- Corrosion and galvanic mismatch: Dissimilar metals at unions corrode. Dielectric unions slow the reaction.
- Age and vibration: Years of heating and cooling loosen threads and gaskets.
In Everett and Marysville, municipal pressure can spike at night. We often recommend a pressure‑reducing valve and a correctly pre‑charged expansion tank to keep your system stable.
DIY Checks You Can Safely Do Before We Arrive
You can do a few quick checks without special tools.
- Confirm the source. Dry, then watch. Do not assume a top leak is from the roof or a nearby pipe.
- Snug a flex connector by a quarter turn. Do not over‑tighten.
- Test your expansion tank with a knock. A hollow sound suggests air. A dull thud can mean the bladder failed.
- Look at the T&P discharge line. If it is dripping steadily, you may have high pressure. Do not cap it.
Stop if you feel unsure. We are happy to walk you through over the phone.
The 10‑Minute Apollo Leak Inspection
Here is how our technicians diagnose a top leak on arrival.
- Verify power and gas are safe.
- Inspect top fittings, unions, and T&P valve for active seepage.
- Check static water pressure at a hose bib.
- Evaluate expansion tank size and charge.
- Inspect the anode rod and port for corrosion.
- Look for tank seam rust, pitting, or deformation.
- Test the T&P valve function and temperature settings.
- Flush a gallon to check for sediment and discoloration.
- Quote clear options with firm pricing.
- Make the repair or install a replacement the same day when possible.
Our pricing is upfront and written. We do not leave until you are satisfied.
Repair vs. Replacement: A Simple Decision Framework
Use these rules of thumb to choose confidently.
- Choose repair if:
- The leak is from a removable fitting or the T&P body.
- The tank is under 8 years old and performs well otherwise.
- Static pressure is corrected with an expansion tank or PRV.
- Choose replacement if:
- Water appears at the top seam or the tank shell is rusted.
- The unit is near end of life and has repeated issues.
- You want better efficiency, capacity, or space.
According to the U.S. Department of Energy, tankless heaters are 8 to 34 percent more efficient than storage tanks. Many homes can save about $100 per year and enjoy endless hot water. A tankless unit also frees floor space by mounting on the wall.
What a Professional Repair Includes
A thorough repair addresses root causes, not just the drip.
- New T&P valve, nipples, and dielectric unions as needed.
- Resealing threaded connections to manufacturer spec.
- Expansion tank check and recalibration.
- Pressure audit and PRV recommendations when pressure exceeds 80 psi.
- Documentation of work and warranty.
We carry parts for popular models and brands to finish most jobs on the first visit.
Preventing Future Top Leaks: Maintenance That Works
Annual maintenance keeps fittings tight and pressure in check. We recommend a yearly visit to:
- Test the T&P valve for proper relief.
- Check static and dynamic water pressure.
- Inspect and replace the anode rod if worn.
- Flush sediment to lower heat stress.
- Verify expansion tank charge and integrity.
- Inspect venting, gas connections, and electrical.
Regular maintenance can extend the life of your water heater, improve efficiency, and prevent unexpected breakdowns. Members of our A‑List get a free water heater flush and a 10 percent discount on services.
Special Considerations for Seattle Area Homes
Local context matters when planning repairs and upgrades.
- Older homes in Seattle, Edmonds, and Snohomish may have galvanized lines that corrode unions faster.
- Basement or garage installations in Lynnwood and Bothell can mask small top leaks until they stain the ceiling above.
- Cold snaps increase expansion and pressure swings in Lake Stevens and Redmond homes. A right‑sized expansion tank protects fittings.
Our team knows local codes and common installation layouts. We install drip pans and proper discharge piping to channel any future leaks safely.
What It Costs to Fix a Top Leak
Costs vary by cause and system type.
- Minor reseal or fitting replacement: typically a straightforward service visit.
- T&P valve replacement or expansion tank service: modest parts plus labor.
- Tank replacement: depends on size, venting, and fuel. Includes haul‑away.
- Tankless upgrade: higher upfront, lower operating costs, longer life.
We provide a firm price before work starts and honor promotions when eligible.
Signs It Is Urgent and You Should Call Now
Some symptoms point to immediate risk.
- The T&P valve is hot and discharging continuously.
- You hear boiling or popping inside the tank.
- There is rust around the top seam.
- You smell gas or see charring at the top jacket.
Shut power, close the cold valve, and call for 24/7 service. Our plumbers reach most Snohomish County addresses fast.
Upgrading After a Top Leak: Your Options
If you are replacing, match the system to your home.
- Traditional gas or electric tank: proven and budget friendly. Choose 40 to 80 gallons for families.
- Tankless: endless hot water, saves space, longer life with maintenance.
- Heat pump or hybrid: very efficient for electric homes with space and mild basements.
- Point‑of‑use: small units for remote sinks or studios.
We have established relationships with leading manufacturers and offer ENERGY STAR models sized for your demand. We also set up recirculation options to shorten wait times at far fixtures.
Why Choose Apollo Plumbing for Water Heater Leaks
You want fast, correct, guaranteed work.
- Trained water heater specialists for tank, tankless, hybrid, and solar‑ready systems.
- High‑quality, well‑stocked trucks to solve most jobs in one visit.
- Upfront, no‑surprise pricing with written guarantees.
- A+ rating from the Better Business Bureau.
- Local, responsive, 24/7 emergency service across Seattle, Everett, Marysville, Bothell, and more.
After installation, we provide ongoing support and maintenance so your system stays efficient and reliable.
Special Offers for Water Heater Leak Repairs and Upgrades
- Save $77 on water heaters. Use our $77 OFF Water Heaters coupon before 10/31/2025.
- Save $200 on a Navien tankless water heater before 10/31/2025.
- Join the Apollo A‑List for only $9.95 per month and get a free water heater flush plus 10% off qualifying services.
Call (425) 387-1507 or schedule at apolloplumbing.net. We will apply eligible offers to your visit.
What Homeowners Are Saying
"Wonderful experience! At first, the initial quote was a surprise to us, but after shopping around it was actually reasonable in comparison. Our job of replacing our dead water heater for a new, tankless water heater in a less-than-ideal spot in our garage wasn't the easiest, but our technicians approached it with determination and creativity to bring hot water back into our home, making sure to put in hours after their predicted time of completion!"
–Artemeo F., Tankless Installation
"Sheldon and Casey at Apollo Plumbing were wonderful! Our hot water heater went out on Christmas Eve. Sheldon replaced our hot water tank same day! Truly appreciate their service and highly recommend them."
–Lisa W., Emergency Replacement
"Water heater replacement on a Sunday. Great service within 3 hours after calling. Henery G was very professional and did a great job. Performed all work with no assistance for a water heater removal and replacement."
–David B., Weekend Service
"Ben and Devin were great! They re-lit my pilot on my tankless water heater, plus gave me options as to replacing my old unit. They were so knowledgeable about tankless heaters! I learned a lot."
–Cathy B., Tankless Service
Frequently Asked Questions
Why is my water heater leaking from the top?
Top leaks usually come from loose inlet or outlet fittings, a failing T&P valve body, an anode port gasket, or an expansion tank joint.
Can I keep the water on if the leak is small?
Turn off the cold water valve above the heater. Even small leaks can worsen and damage ceilings, drywall, and wiring.
Is a top leak dangerous?
Yes. Water near electrical connections and hot surfaces is risky. If the T&P is discharging, pressure may be high. Shut power and call.
How fast can Apollo Plumbing get here?
We offer same‑day and 24/7 emergency service across Everett, Marysville, Lynnwood, Bothell, and nearby cities.
Should I repair or replace my leaking heater?
Repair fittings and valves if the tank is sound. Replace if the tank seam is rusted or the unit is near end of life.
Final Takeaway
A water heater leaking from the top needs quick action, a safe shutdown, and a focused inspection. If you are in Everett, Marysville, or nearby, Apollo Plumbing can repair fittings, replace failing valves, or install a new efficient system today. Call (425) 387-1507 or schedule at apolloplumbing.net. Mention the $77 OFF Water Heaters coupon or $200 OFF Navien Tankless offer before 10/31/2025.
Ready for Fast Help?
Call (425) 387-1507 now or book at apolloplumbing.net for same‑day water heater service. Ask about A‑List membership for a free water heater flush and 10% discount. Serving Seattle, Everett, Marysville, Bothell, Lynnwood, and surrounding communities.
About Apollo Plumbing
Apollo Plumbing is your local, licensed team serving Snohomish and North King counties. We deliver upfront, no‑surprise pricing, written guarantees, and 24/7 emergency service. Our plumbers are trained water heater specialists who install, repair, and maintain tank, tankless, hybrid, and heat pump systems. We haul away old tanks and stock parts to fix most issues on the first visit. Recognized with an A+ BBB rating and strong customer reviews, we pair local know‑how with ENERGY STAR options.