Should you repair or replace your water heater?
Repair it when the tank is sound and a single part has failed. Replace it when you see signs like these:
- Water leaking from the tank itself
- A tank over 10 years old that needs a major repair
- Rusty water from the hot side only
- Rumbling that a flush no longer quiets
- The same problem coming back after repairs
On a sound tank we can replace elements, thermostats, thermocouples, gas valves, relief valves, drain valves and anode rods. A leaking tank can't be patched. A replacement is also the time to weigh another tank against a tankless water heater.
Why is there no hot water?
Most of the time it's a tripped breaker or a burned-out element on an electric heater, or a pilot that won't stay lit on gas or propane.
Electric: the breaker
Check the breaker box first. Reset a tripped breaker once, and if it trips again, leave it off and call us.
Electric: the reset button
With the breaker off, remove the upper panel and press the red reset button. A second trip means a thermostat or element has failed.
Gas or propane: the pilot
Relight it by the instructions on the label. If it won't stay lit, the thermocouple is the first suspect, then a dirty pilot or a clogged air screen. On propane, also check the tank gauge.
Hot water runs out fast
On an electric tank, a dead lower element leaves only the top half heating. A broken dip tube or heavy sediment does the same.
Hot at some taps only
When the kitchen runs hot and one shower doesn't, that shower's valve is the likely problem. See everyday plumbing repair.
Why is my water heater making a popping noise?
Popping or rumbling usually means sediment has built up in the bottom of the tank. Minerals and grit from the water settle there, and water trapped under that crust boils and pops when the heat comes on.
On a gas tank the crust overheats the bottom; on an electric one it can bury the lower element and burn it out. Either way the heater works harder and wears out sooner. Bonham's lake water can run hard, which speeds the buildup. Most other towns and rural water systems in Fannin County pump soft, sodium-heavy well water that leaves less scale, but water heater makers say that kind of water uses up the anode rod faster, so have the rod checked more often than the manual suggests.
Manufacturers generally call for flushing once a year, or every six months with hard water, where a water softener also slows the buildup. On a tank that has gone years without a flush, the drain valve can clog or stick open once the crust breaks loose, so let us look at an older one first.
Gas, electric and propane water heaters
In town, many homes have natural gas. Out in the rest of Fannin County, a lot of them are all-electric or run on propane.
| Electric | Natural gas | Propane | |
|---|---|---|---|
| Heats with | Elements inside the tank | A burner under the tank | A burner set up for propane |
| Reheating after heavy use | Slower | Faster | Faster |
| Venting | None needed | A vent pipe to the outside | A vent pipe to the outside |
| When the power goes out | No hot water | Standing-pilot models keep working | Standing-pilot models keep working |
Gas heaters are built for either natural gas or propane and aren't interchangeable. Switching fuels means the vent, gas line or wiring has to change too.
What a water heater replacement includes
When we replace a heater, we handle:
- Draining, disconnecting and hauling off the old heater
- Sizing the new one to your household
- A new relief valve with its drain line run to code
- A drain pan where a leak would do damage, like an attic
- A vent check and gas leak test on gas and propane units
- An expansion tank, if your system needs one
- A permit and city inspection where the city requires one
Outside city limits there may be no inspector, but state law still holds a licensed plumber to the plumbing code.
Tanks built since the 2015 federal efficiency rules carry more insulation, so a new one is often a couple of inches wider and taller. In a tight closet or attic, we measure before we order.
When the old tank has failed, we can usually replace it the same day if the right size is in stock. We install brands local supply houses carry, so parts are easy to get.
Questions we hear about water heaters
How long do water heaters last here?
Most tank water heaters last 10 to 15 years, according to the Department of Energy. A tank that never gets flushed, or whose anode rod never gets checked, tends to land at the short end.
Is a leaking water heater an emergency?
Yes, if the water is coming from the tank itself, because a rusted-through tank only gets worse. Close the cold water valve on top of the heater, then shut off the breaker or turn the gas control to Off.
A drip from a fitting or valve is usually a simple repair. Water near a dry heater means the leak is elsewhere; see leak detection. For water that won't stop, call 903-000-0000 or see emergency plumbing.
Why is my water heater relief valve dripping?
Pressure in the tank is climbing past what the valve allows, most often from thermal expansion in a closed system. A worn valve that no longer seals will drip too.
Never cap or plug the valve or its drain line. It's what lets an overheated tank release pressure instead of bursting. If it's pouring hot water or steam, turn the heater off and call us.
Does my water heater need an expansion tank?
Yes, if your water system is closed, meaning a check valve, backflow preventer or pressure reducing valve keeps water from flowing back toward the meter. Heated water expands, and with nowhere to go, pressure climbs every time the heater runs.
Plumbing codes call for thermal expansion control on closed systems, typically a small tank on the cold line. Tap its top half: a solid sound instead of a hollow one means the bladder inside has failed.
Why does my hot water smell like rotten eggs?
When only the hot water smells, the usual cause is bacteria in the water reacting with hydrogen from the tank's anode rod. It's most common with well water and softened water.
A different type of anode and a disinfecting flush generally fix it. Don't remove the anode for good, since the tank needs it to fight rust. When hot and cold both smell, the problem is the water itself; see water softeners and filtration.
How much does a water heater replacement cost?
It depends on the size, the fuel type, where the heater sits and what the setup is missing by today's code, such as a pan, vent or expansion tank. Attic installs and switches to tankless cost more.
We give you a written price for the whole job before any work starts.
