Cold Showers or a Puddle Under the Tank
Tank water heaters fail in a few ordinary ways: a dead element, a pilot that will not stay lit or a leak at the base. Call, and a plumber serving your area will find which one it is and tell you whether it is worth repairing.
- Licensed and insured plumbers
- Same-day service when available
- 24/7 emergency dispatch
What Your Symptom Is Telling You
A tank water heater is a simple machine, and most failures leave a clear trail. Match the symptom, then call.
| Symptom | Common cause | Gas or electric |
|---|---|---|
| No hot water at all | Tripped breaker, failed element, pilot out or thermocouple failure | Both |
| Water is warm, not hot | One failed element, a bad thermostat or sediment | Mostly electric |
| Hot water runs out quickly | Failed element, a broken dip tube or a heavy sediment layer | Both |
| Rumbling or popping noises | Sediment baked on the bottom of the tank | Both |
| Water around the base | A leaking fitting, valve or the tank itself | Both |
| Rust colored hot water | Corroding tank or anode rod nearing its end | Both |
Is the Water Coming From the Tank or a Fitting?
This one question often decides repair or replacement. Dry the area, then watch where the next drop forms.
- At a pipe connection or the relief valve: usually repairable. A fitting can be tightened or replaced and a faulty valve swapped.
- At the drain valve: a small valve that can be replaced.
- Under the insulation or from the tank seam: the tank wall has failed, and the unit should be replaced. Water seeping through insulation can travel a long way from its source before it reaches the floor.
Close the cold water supply valve on top of the heater. For an electric unit, switch off its breaker. For a gas unit, turn the gas control to off. Then call.
Water heater leaking now?
Close the cold supply valve at the heater and call. A plumber can be lined up depending on timing.
Electric Unit Checks
Electric heaters have two heating elements and two thermostats, and one failure produces warm water instead of none. A plumber checks the breaker, tests the elements for continuity, verifies thermostat settings and looks at the high limit reset button. Power must be off before anyone opens a panel on the tank.
An element is a routine replacement. If the tank has heavy sediment, elements can burn out repeatedly, so flushing the tank may be recommended alongside the repair.
Gas Unit Checks
Gas heaters add combustion to the list. The plumber checks the pilot or ignition system, the thermocouple or flame sensor, the gas control valve and the venting. A flue that is blocked or disconnected can let combustion gases into the room, so vent problems are treated as safety issues.
In Fauquier County a plumbing permit covers fuel gas, so ask whether the repair needs one and which office covers your address. Work on gas piping itself is covered on the gas lines page.
Sediment, Hardness and Water Quality
Minerals settle in the bottom of a tank over time and form a layer that the burner or element must heat through. It shows up as noise and falling capacity. A reported estimate puts Warrenton's town water about 103 parts per million of hardness, slightly hard, though that figure comes from a secondary source and varies by supply. Remington's groundwater system is reported to be softer. Your own tap may differ, and a simple test kit gives a better answer than a regional estimate.
A softener can extend heater life where hardness is a problem. That is covered on the water softener and filtration page.
Source: Water hardness by ZIP, 20187 (secondary source, reported estimate).
When a Repair Is Not Worth It
A repair makes sense when one part has failed on a unit that is otherwise sound. It does not make sense when the tank itself is leaking, when the unit is near the end of its life and multiple parts are failing, or when rust is showing in the water. Ask the plumber to compare the repair against replacement, and to tell you plainly if replacement is the better choice.
For a replacement, the water heater installation and replacement page explains sizing and what a new unit involves. Tankless models have their own page on tankless water heaters. For water that reached the floor, drying out a wet floor is handled on the water damage page.
No hot water this morning?
Say whether the tank is gas or electric. Dispatch will give you checks to run first.
Maintenance That Prevents Repairs
Routine maintenance is short. Flush a few gallons from the drain valve to carry sediment out, test the relief valve by lifting its lever briefly, check around the base for moisture and look at the anode rod when the unit is old. A tank that is flushed regularly makes less noise and holds heat better. Skipping maintenance for years is the most common reason sediment bakes into a hard layer.
Water Heater Repair Questions
Why is my water heater not making hot water?
On an electric unit the usual causes are a tripped breaker, a failed heating element or a bad thermostat. On a gas unit, a pilot that will not stay lit, a failed thermocouple or a gas control problem are common. A plumber tests each in order.
Can a leaking water heater be repaired?
It depends on where the water comes from. A leak from a fitting, a valve or the drain valve can often be repaired. Water seeping from the tank body itself means the tank has failed and the unit needs replacement.
What is the pressure relief valve for?
It opens if pressure or temperature in the tank climbs too high. It should never be capped or plugged. If it drips or discharges, tell the plumber, since it can signal a pressure or temperature problem.
How do I know whether to repair or replace?
Age, the kind of failure and the condition of the tank all matter. A part failure on a newer unit is usually worth repairing, and a leaking tank is not. See the water heater installation page for the replacement side.
What should I do if I smell gas near the heater?
Leave the building, do not touch switches or appliances, and contact your gas utility or 911 once outside. A gas smell is no job for a homeowner.
Hot water gone or leaking?
Tell the dispatcher the fuel type and what you see. A plumber serving your area can be sent depending on the service and your area.