Repair or replace?
Repair usually makes sense when the tank is under about 8 years old and the problem is a part: a heating element, thermostat, thermocouple, gas valve or relief valve.
Replacement usually makes sense when:
- The tank itself is leaking (tanks can't be patched)
- It's 10 to 12 years old or more
- You're seeing rusty hot water or hearing heavy popping and rumbling from sediment
The age is printed in the serial number on the label. Your plumber can read it in a minute.
Things to check before you call
- Electric: Check the breaker. A tripped breaker or one failed element is the most common cause of lukewarm or no hot water.
- Gas: Look through the window at the bottom of the tank for the pilot flame. If you smell gas, leave the house and call your gas utility first.
- Leaking from the relief valve pipe: That valve opens when pressure or temperature is too high. It needs a look, not a plug.
Tankless and upgrades
If you're replacing anyway, ask about a tankless unit or a larger tank. Tankless heaters cost more up front and save space and energy. In areas with harder water they need periodic descaling, which your plumber can set up as yearly maintenance.
Permits may be required for water heater replacement, especially gas units. A licensed plumber will know what Johnson City or Washington County requires and pull the permit.