Washer, Water Heater & Appliance Leak Cleanup
A failed washer hose or water heater can flood a room in minutes, and water runs under cabinets and floors where you cannot see it. Turn off the water to the appliance, then call and we will dry it out before it warps and molds.
Call 24/7: (781) 555-0142- Calls answered 24/7
- Free inspection
- Insurance claim help
What should you do when a water heater leaks?
Turn off the cold water supply on top of the tank, then turn off the gas control or the heater's breaker. Remove standing water and check under nearby floors and cabinets, which hide most of the damage. Tank water heaters often last around 8 to 12 years, so older tanks in Lynn rental units fail most often.
Last updated . Sources are listed at the end of this page.
Signs of an appliance leak
Appliance leaks are often slow at first. Catch them early by watching for:
- Water pooling around the base of a water heater, washer, dishwasher or fridge
- Rust or corrosion at the bottom of a water heater tank or around its fittings
- Floorboards or vinyl lifting, buckling or feeling soft near a kitchen appliance
- Swollen or stained cabinet bases under or beside a dishwasher or sink
- A water stain on the ceiling under a laundry room or kitchen
- Bulging, cracked or brittle rubber washer hoses
How we clean up appliance leaks
Appliance water is usually clean or slightly contaminated grey water. Quick drying often saves floors and cabinets.
- 1
Shut it off
Turn off the supply valve behind the appliance, or the main valve. For a leaking water heater, also turn off its gas or electric supply. We can talk you through it on the phone.
- 2
Extract the water
Standing water is extracted from floors, and water that ran under cabinets and appliances is pulled out where it can be reached.
- 3
Check underneath
Moisture meters check subfloors, under cabinets, toe kicks and the ceiling below. Kitchens and laundry areas often hide a lot of water.
- 4
Open up for airflow
Toe kicks or cabinet bases may be removed so air can reach underneath. Laminate and vinyl over wet subfloor usually has to come up.
- 5
Dry and monitor
Air movers and dehumidifiers run until readings are back to normal, including the ceiling below if water went through the floor.
- 6
Document
Photos, readings and the failed part (keep it) help your insurance claim and any warranty claim against the appliance or installer.
Not sure how bad it is?
A two-minute call and a few questions usually tell us what the job needs.
Call 24/7: (781) 555-0142Appliance leaks in Lynn rentals and older homes
Lynn has a large share of rental housing, much of it in two- and three-family homes. That changes how appliance leaks happen and who they affect.
Aging water heaters in rental units
Many multi-family buildings have a separate tank water heater for each unit, often in a basement corner or a closet. Tank water heaters typically last around 8 to 12 years. Older tanks rust from the inside until they leak from the bottom, sometimes slowly, sometimes all at once. A 40- or 50-gallon tank failing in a basement or a closet on an upper floor is a lot of water.
Laundry on upper floors
In older triple-deckers, washers have been added in kitchens, bathrooms and back porches, often on floors that were never designed for them. A burst fill hose on a third-floor washer can release several gallons a minute and send water through two ceilings below.
Old shut-off valves
Many older homes have original gate valves behind appliances and at the main that have not been turned in years. When a hose bursts, those valves can be stuck or break when forced. It is worth testing them before you need them.
Simple prevention
- Replace rubber washer hoses with braided steel and check them every few years.
- Know the age of your water heater (the serial number usually encodes the date) and plan to replace it before it fails.
- Put a drain pan with a leak alarm under water heaters and washers on upper floors.
- Check fridge ice-maker lines and dishwasher connections when you clean.
Landlords managing several units may also want to read our commercial and multi-family water damage page.
What affects the cost of appliance leak cleanup
Appliance leak costs depend on where the water went:
- How long it leaked
- A sudden burst caught right away is usually much smaller than a slow leak discovered weeks later.
- Flooring type
- Tile over a dry subfloor is easy. Laminate, engineered wood and vinyl over a wet subfloor often need replacing.
- Cabinets
- Particleboard cabinet bases swell and may need replacing. Solid wood can often be dried.
- Floors below
- In multi-story homes, water through the floor means drying and repairing ceilings below.
- Type of water
- Washer and dishwasher water is grey water and needs more cleaning than clean supply-line water.
- Appliance replacement
- Replacing the failed appliance or water heater is separate from the water damage work.
We do not quote prices online. Every estimate is based on what we measure on site, and inspections are free.
Are appliance leaks covered by insurance?
Sudden leaks from appliances, like a burst washer hose, a cracked dishwasher line or a water heater that suddenly gives out, are usually covered by homeowners and condo policies for the water damage they cause. The appliance itself is often not covered, since it failed from wear.
Slow leaks that went on for weeks, especially under cabinets or behind appliances, are often treated as gradual damage and excluded. Check for leaks regularly and report water damage promptly.
Tenants should have renters insurance for their belongings; the building owner's policy usually covers the structure. Read more in our insurance claims guide.
What the work looks like
Illustrative photos of a typical result, not from a specific job.
Sources
- U.S. EPA: A Brief Guide to Mold, Moisture and Your Home
- Insurance Information Institute: Facts + Statistics, Homeowners and Renters Insurance
- Massachusetts Division of Insurance
About this page: written by the Lynn Water Damage Pros team for property owners in Lynn and the North Shore, and last reviewed . It is general information, not insurance or legal advice. Check your own policy for what it covers.
Appliance Leaks: common questions
My water heater is leaking. What do I do first?
Turn off the cold water supply valve on top of the tank. For a gas heater, turn the gas control to off or pilot. For an electric heater, turn off its breaker. Then call a plumber to replace the tank and us for the water.
How do I know how old my water heater is?
The manufacturing date is usually on the label or encoded in the serial number. If it is more than 10 years old, start planning a replacement.
Can laminate flooring be dried?
Usually not once water gets underneath. Laminate swells at the seams and traps moisture against the subfloor. It is normally removed so the subfloor can dry.
Should I keep the broken part?
Yes. Keep the failed hose, valve or fitting. Your insurer or the manufacturer may want to see it, especially if the part was new or recently installed.
Water from my washer went through the floor. Who pays for the unit below?
Usually the building owner's policy covers the structure, and each household's own policy covers their belongings. Notify the owner and the downstairs occupants right away and document everything.
Related services
Structural Drying
Drying plaster, framing and hardwood with monitored equipment.
Mold Remediation
Removing mold that grows after a leak or flood.
Ceiling & Roof Leaks
Ice dams, roof leaks and water coming through from upstairs.
We also serve nearby towns
Based in Lynn and working across the North Shore, including:
Water still coming in? Call now.
Shut off the water if you can do it safely, keep away from wet outlets, and call. We will talk you through the next few minutes and get help moving.