Storm prep lists in Charleston cover the obvious things: water, batteries, shutters, gas in the car. The water heater and the plumbing rarely make the list, and they are among the first things that cause trouble after a storm. A little preparation keeps a bad week from turning into a flooded garage or a water heater you cannot trust.
Before the Storm
Know Your Shutoffs
Walk the house once while the sun is out and find three things:
- The main water shutoff for the house, usually near the meter or where the line enters the home
- The cold-water supply valve on top of the water heater
- The breaker for an electric or hybrid heater, or the gas control on a gas heater
If you cannot turn the main valve by hand, that is a repair to make before a storm, not during one.
Fill Up While Water Is Clean
Fill tubs and containers for washing and flushing. Remember that a tank water heater is also a reserve of clean water. In a long outage you can draw from the drain valve at the bottom of the tank after turning the unit off and letting it cool, and letting air in at a hot faucet upstairs. Run a little first to clear sediment.
Check the Pan and the Drain
If your heater sits in a pan in the attic or garage, make sure the pan drain is clear and actually goes somewhere. Storms bring roof leaks and pressure surges, and a pan that cannot drain is just a shallow bucket.
Secure Outdoor Equipment
Exterior tankless units, propane tanks and exposed piping on raised beach homes take the brunt of wind and driven rain. Check that mounting hardware is tight and that covers are in place.
If You Evacuate
For most homes we recommend the following before you leave:
- Shut off the main water. A broken line while you are away can run for days.
- Turn off the water heater. For electric and hybrid units, flip the breaker; the elements can burn out if the tank drains while power is on. For gas units, turn the control to off or vacation.
- Leave a note of what you shut off so whoever comes home first knows how to bring it back.
You do not need to drain the tank for a typical evacuation.
Flood Exposure on the Islands and Low Ground
Homes on Isle of Palms, Sullivan's Island, Folly Beach, James Island and low parts of Charleston and Mount Pleasant deal with storm surge and a high water table. If your water heater lives in a garage or ground-level utility room, a few inches of water is enough to soak the burner assembly, controls and electrical connections. When you replace a unit in one of these locations, ask about elevating it on a platform. It is a small change during an install and a big one after a storm.
After the Storm
Look Before You Restart
Before you restore power or gas, look at the water heater and the space around it. Signs it got wet:
- A water line or mud on the jacket
- Wet insulation, damp drywall or a soaked burner compartment
- Corrosion or debris at the gas valve, the thermostat or the electrical connections
If the burner, gas valve or electrical controls have been under water, do not relight or re-energize the unit. Wet gas controls and electrical components are a safety issue, and manufacturers and safety agencies advise having a submerged unit inspected by a professional, and often replaced, before it is put back in service. Call us and we will tell you honestly which it is.
Bring It Back in Order
If the unit stayed dry: open the main water valve, let the house pressurize, and check for leaks at fixtures and at the heater before you turn the heater on. Purge air at a hot faucet. Then restore the breaker or relight the gas per the label on the unit. Give it time to reheat before deciding something is wrong.
Expect Some Sediment
Municipal water often comes back cloudy or discolored after a storm. Run cold water at a tub until it clears. If the hot side stays brown afterward, sediment may have been stirred up in the tank; a flush takes care of it. We cover the causes in our rusty or brown hot water guide.
Check Drains and Sewer Lines
Saturated ground and backed-up storm drains can push water the wrong way through sewer laterals. Slow drains or gurgling toilets after a storm are worth a camera inspection before they become a backup inside the house.
Tankless and Hybrid Units
Tankless heaters with electronic controls usually need a power cycle after an outage, and any error code that persists should be written down for the technician. Hybrid heat pump units should not be run in a space that is still wet; let the area dry and confirm the condensate drain is clear.
When to Call
If you see any sign the unit was submerged, if it will not relight or restart, if a relief valve is discharging, or if anything smells like gas, use our 24/7 emergency water heater service. For post-storm inspections, flushes and repairs that can wait until the roads clear, our water heater repair and maintenance teams cover Mount Pleasant, Charleston and the islands. Request service or call (843) 990-6524.