Today’s inspection brought me face-to-face with yet another water heater that was leaking — this time, a 2020 model. Not exactly old, not exactly new. You’d think a water heater from 2020 would still be holding up just fine, but leaks don’t always wait until the end of a product’s life span. Sometimes they show up early and quietly, dripping away where no one is looking.

This one was tucked away in a garage. I spotted rust forming near the base of the tank and some corrosion where the pipe fittings entered the unit. Sure enough another active leak. This one was easy to spot, there was water on the floor.

I talked with the homeowner, and he knew about it. The reason it’s important to catch these things early also has to do with the warranty of the water heater. Most residential water heaters from most major brands come with at least a 6 year warranty. So this unit is still under warranty, and the manufacturer needs to be contacted for a claim for replacement. Thats what I advised my client to do.

What’s more, in Florida, most insurance companies are starting to draw a hard line on water heater age. I’m seeing more and more carriers cap coverage at 20 years — and some are even being picky if there are any visible signs of rust or corrosion. I can’t say I blame them. When a 50 gallon water heater springs a leak, massive damage and mold can occur. Causing a large remediation or other costs.

Why This Matters During an Inspection

This situation is exactly why these inspections matter. If you’re buying a home, selling one, or just trying to stay on your insurance carrier’s good side, catching issues like this ahead of time can save you a headache. A small leak can turn into a bigger problem fast, especially when it leads to hidden damage or mold.

And let’s be honest — most homeowners never look at their water heater until there’s no hot water or water pooling on the floor. That’s why we do the thorough check during inspections.

The Takeaway

If you own a water heater that’s five years old or more, go take a look at it. Really look. Any signs of rust, corrosion, water stains, or moisture? Time to get it checked out. Preventative maintenance and timely replacement are the name of the game when it comes to insurance compliance and protecting your home from water damage.