Kitchen Gas Appliances - Water Heater Leaking Water

I just bought a condo, and i checked the water heater temperature was set at "vacation". so, i turned to midway between "warm" and "hot". after an hour, my neighbor told me that there's water leaking out of an open pipe outside the garage, the open outlet is right next to the main water control valve. my first quess was that it's probably leftover steam water. but the leaking has been going for few hours now. my way of stopping this is to close the main water control valve, but i don't have any water then. Please advise....any help is appreciated.

Hello chaochitsai. Welcome to my Gas Appliances topic and our Do-It-Yourself Web Site.

If the water is coming out of the pressure-temperature valve, chances are that valve has rust and or sediment under the seat of the valves shut off.

Lifting the lever slightly will allow water to come out faster. Doing so may or may not flush out the sediment or rust. Lift the lever only part way not all the way. Just enough to allow water to forcefully flush out and just enough till the water appears clean.

Doing so might clean out the valves seat & washer. Not always but sometimes. If it seems to work, check it several times or the next few days. May or may not totally solve the problem.

If at anytime flushing the valve does not work, valve replacement is the only know solution. Tanking flushing is also recommended. The instructions for tank flushing can be found in a topic above.

The relief valve could be defective. Replacing it could solve the problem. Too much inlet water pressure and or the thermostats water temperature is set too high or there is sediment under the seat of the valve, in the tank, etc.

An excellent source for original replacement parts is your local retail appliance parts store & or any local hardware store. Parts dealers are listed in the phone book.

If you need further assistance, use the REPLY button to add any additional information or questions, etc. Using this method also moves the topic back up to the top of the list automatically.

Read the prior asked questions in this forum on this topic of water heaters leaking water and the replies offered. In them you'll find additional helpful information.

Regards & Good Luck. Sharp Advice
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Thanks Sharp Advice...
I'll follow the instruction and try to solve the problem after work today. I'll let you know what happens...

Sincerely:)

Hi: chaochitsai

Be glad to have you post back the results. Sharing is how all readers of this topic and all those on the entire web site learn.

If the information provided does not resolve the problem, advise. Be glad to help more if needed and or possible.