3 services
Water heater services
Most tank water heaters last about 8 to 12 years. A plumber can often repair a heater that stops making hot water, but a tank that leaks from the bottom has failed and needs to be replaced. Tankless heaters last longer but cost more to install, especially if the gas line or venting has to change.
- Licensed local plumbers
- The problem explained before work starts
- Price agreed before the job begins
Water heaters services
Water heater repair
UrgentIf a gas water heater has no hot water, the pilot, thermocouple or gas valve is the usual cause; on an electric heater it's usually an element or thermostat. Those parts are repairable. A tank that leaks from the bottom can't be repaired and needs to be replaced.
Water heater replacement
A leaking tank or a heater past about 10 years old is usually replaced rather than repaired. A proper install includes a permit, correct venting (adjusted for altitude where needed), an expansion tank where required, a drip leg on the gas line and a relief valve discharge pipe.
Tankless water heaters
A tankless water heater heats water as it flows, so it doesn't run out, but it needs a larger gas line, its own venting and a unit rated for your elevation. Installed correctly and descaled regularly, it can outlast a tank heater.
How water heaters problems start
A gas tank heater has a burner, a thermocouple or flame sensor, a gas valve and a flue. An electric tank has two heating elements and thermostats. Many no-hot-water calls are a single failed part on one of these, and the repair is straightforward.
Age, hard water and installation details decide how long a heater lasts. Sediment builds up faster where water is hard, and missing expansion tanks or a corroded anode rod shorten tank life. Replacements usually need a permit, and the new install has to meet current venting, seismic and gas codes where they apply.
The pages below cover water heater repair, full replacement, and tankless water heaters, including what changes when you switch from a tank.
When to call a plumber
- No hot water, or hot water that runs out much faster than it used to
- Water pooling around the base of the tank
- Rumbling or popping from the tank
- Rusty or smelly hot water
- A pilot that won't stay lit or a tankless unit showing an error code
- A heater more than 10 years old before it fails
Choosing the right fix
Repair or replace?
Replace when the tank itself leaks, the heater is past about 10 years old, or the repair costs approach the price of a new unit. Repair a younger heater with a failed thermostat, element, igniter, gas valve or thermocouple.
Tank or tankless?
Tankless heaters provide endless hot water and last 15 to 20 years, but often need a larger gas line, new venting and regular descaling in hard-water areas. A new tank is the lower upfront cost and the simplest swap.
Size it to the household
Tank size and tankless flow rate should match how many showers and appliances run at once. A larger family with a soaking tub may need a bigger tank or a higher-capacity tankless unit.
Water heaters questions
How long does a water heater replacement take?
Do I need a permit to replace a water heater?
Should I flush my water heater?
Other plumbing services
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