Water heater repair
Some water heater problems are a cheap part. One of them — a leaking tank body — is never repairable and needs attention today.
Free to call. We route you to an independent licensed plumber in your area — PlumbLinker does not perform plumbing work.
First: is it leaking, or just not heating?
These are completely different situations, and the difference determines whether this is an emergency.
| Symptom | What it means | Urgency |
|---|---|---|
| Water from the tank body itself | Internal tank corrosion. Not repairable. Tanks fail progressively and then all at once — 40–80 gallons onto the floor | Shut off water and power to it now |
| Drip from the T&P relief valve | Either excess pressure or a failed valve. Sometimes a genuine safety warning | Same day — don't cap or plug it, ever |
| Water at fittings on top | A connection or nipple, usually repairable | Prompt but not urgent |
| No hot water, gas unit | Pilot, thermocouple, gas valve, or control | Not an emergency unless you smell gas |
| No hot water, electric unit | Heating element or thermostat, commonly | Not an emergency |
| Not hot enough / runs out fast | Sediment, a failed lower element, or the unit is undersized | Schedule normally |
| Rumbling or popping noises | Sediment layer at the bottom, overheating water beneath it | Flush it; a sign of neglect, not danger |
Shut off the cold water supply valve at the top of the heater. Turn off the gas at the unit's control, or switch off the breaker for an electric unit. Then arrange replacement. A weeping tank can become a full tank failure with no further warning.
Repair or replace?
Tank water heaters generally last 8–12 years. The arithmetic is usually straightforward:
| Age | Recommendation |
|---|---|
| Under 6 years | Repair. Parts are cheap relative to a new unit and you have years left |
| 6–10 years | Depends on cost. If the repair is over about a third of replacement, replace |
| Over 10 years | Replace. You'll be doing it soon regardless, and doing it on your schedule is much cheaper than doing it at 2am |
| Tank body leaking, any age | Replace. There is no repair for this |
What it costs
| Job | Typical cost |
|---|---|
| Thermocouple or pilot assembly | $150–$350 |
| Heating element or thermostat (electric) | $200–$400 |
| Gas control valve | $300–$600 |
| T&P relief valve | $150–$350 |
| Tank flush / sediment removal | $100–$250 |
| Tank water heater replacement (40–50 gal) | $1,200–$3,000 installed |
| Tankless conversion | $3,000–$6,500+ (gas line and venting changes are common) |
Replacing a heater installed years ago often triggers current-code requirements — expansion tank, seismic strapping in some states, a drip pan and drain line, updated venting, or a permit and inspection. These are legitimate additions, not upsells, but ask for them itemized so you can see what you're paying for.
Frequently asked questions
Is a leaking water heater an emergency?
If it's leaking from the tank body, treat it as one — shut off water and power to the unit today. A tank holds 40–80 gallons and failures accelerate. Leaks at fittings on top are usually less urgent.
How long does a water heater last?
Tank units typically 8–12 years; tankless often 15–20. Hard water shortens both considerably. Annual flushing genuinely extends life and almost nobody does it.
Why do I have no hot water?
On gas: pilot out, failed thermocouple, or a bad gas control valve. On electric: a burnt heating element, failed thermostat, or a tripped high-limit reset switch — try the red reset button on the unit first, it's free. If it trips again, that's a real fault.
Should I switch to tankless?
Tankless gives endless hot water, uses less energy, and lasts longer — but installation is two to three times the cost because it usually needs a larger gas line and different venting. It makes sense if you're staying in the home long-term or your household regularly runs out of hot water. It rarely makes sense as an emergency replacement decision made at midnight.
Can I replace a water heater myself?
Most jurisdictions require a permit and inspection, and gas and venting work carries real carbon monoxide risk. Electric units require correct breaker and wiring sizing. Unpermitted replacements also surface during home sales. This is one to have done properly.
Plumbing emergency right now?
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Call (888) 876-3092PlumbLinker is a referral service. We connect you with independent licensed plumbers — we do not perform plumbing work ourselves.