Signs your water heater needs service
- No hot water at all. On a gas unit, often the pilot, thermocouple or igniter. On an electric unit, usually a tripped high-limit switch or a failed element.
- Hot water runs out quickly. Sediment filling the bottom of the tank, a failed lower element on an electric heater, or a broken dip tube.
- Popping or rumbling noises. Water trapped under a layer of sediment boiling against the burner.
- Rusty or brown hot water. Corrosion inside the tank, often after the anode rod is used up.
- Rotten egg smell from hot water only. A reaction between the anode rod and bacteria in the tank.
- Water around the base. Check where it comes from: a fitting or relief valve can be repaired; a leak from the tank itself can't.
- Relief valve dripping or discharging. Can mean high water pressure, thermal expansion with no expansion tank, or a worn valve.
Should you repair or replace your water heater?
Repair it if the tank is sound and the failed part is a component. Replace it if the tank is leaking, or if it's older than about 10 to 12 years and needs a significant repair.
| Situation | Usual answer |
|---|---|
| Gas unit, pilot won't stay lit | Repair: thermocouple, flame sensor or gas control valve |
| Electric unit, no or little hot water | Repair: element, thermostat or reset switch |
| Leaking relief valve or water connection | Repair: replace the valve or fitting, check water pressure |
| Water leaking from the tank body or bottom seam | Replace. Tanks can't be patched. |
| Rusty hot water from a tank over 10 years old | Usually replace |
| Tankless unit showing an error code | Diagnose first: often scale buildup, a flow sensor or venting issue |
The age is printed on the rating label, usually coded into the serial number. If you're unsure, read it to us on the phone and we can tell you roughly how old the unit is.
What water heater replacement involves
- Sizing. Matching tank size or tankless flow rate to the household, and checking that a gas unit's venting and gas line can support the new heater.
- Removal. Shutting off gas or power and water, draining the old tank and hauling it away.
- Setting the new unit. New water connections, shutoff valve, gas connector or electrical connection, and a drain pan where the heater sits over finished space.
- Code items. A properly piped temperature and pressure relief valve discharge, an expansion tank where needed, correct venting for gas units, and a pressure check.
- Start-up and testing. Filling the tank before firing or powering it, checking for gas and water leaks, confirming draft on gas units, and setting the temperature (120°F is a common safe setting).
- Permit and inspection. Scheduling the inspection required for the installation.
Water heater permits in Canton vs. unincorporated Cherokee County
Replacing a water heater in Canton is permitted work, because it involves gas or electrical connections, venting and a relief valve. Which office issues the permit depends on your address: homes inside Canton city limits go through the City of Canton's building and inspections office, while homes in unincorporated areas such as Hickory Flat go through Cherokee County. Many homes with a Canton mailing address are actually outside city limits, so check before assuming.
This matters to you for 2 reasons. An inspected installation is checked for the things that cause real harm: backdrafting gas vents, missing relief valve piping and improper gas connections.
And when you sell, a home inspector or buyer may ask whether the water heater was permitted. A plumber installing a heater should handle the permit as part of the job.
Many Canton water heaters are due at the same time
Canton's population grew more than fourfold between 2000 and 2020, and most of the homes built in that boom got builder-grade tank water heaters at the same time. Those original tanks have now exceeded their typical 8 to 12 year life, and many second heaters are approaching it.
If your home was built in the 2000s and the water heater has never been replaced, it's worth planning a replacement rather than waiting for the tank to leak. See our pages on Great Sky and River Green for more on homes from that period.
What affects water heater repair and replacement cost
- Repair vs. replacement. A thermocouple or element is a small repair; a new heater is a much larger cost.
- Fuel type. Gas units need venting and gas connections; electric units need the correct circuit.
- Tank vs. tankless. Switching to tankless usually requires a larger gas line, new venting and sometimes a new electrical outlet, which adds to the cost of the unit itself.
- Size. 40, 50 and 75 gallon tanks differ in price, and larger tanks can be harder to move.
- Location. A heater in a garage is easier to reach than one in an attic, a tight closet or a crawlspace.
- Code updates. Older installations may need an expansion tank, a pan and drain, new venting or relief valve piping brought up to current code.
- Permit fee and after-hours timing.
When a water heater problem is an emergency
- The tank is leaking and water is spreading across the floor
- You smell gas near the heater (leave the house and call the gas utility or 911 first)
- The relief valve is discharging hot water repeatedly
- Scorch marks around the burner door, or the vent pipe has come loose
Turn off the water supply valve above the heater, and switch off the gas or the breaker. Then call our 24-hour emergency plumbing line. No hot water on its own is inconvenient, but it's usually a next-day repair.
Keeping a new water heater running longer
- Drain a few gallons from the tank's drain valve once a year to flush out sediment.
- Have the anode rod checked every few years. Replacing it before it's used up can add years to a tank.
- Test the relief valve once a year by lifting its lever briefly. If it drips afterward, it needs replacing.
- Tankless units need periodic descaling; check the manufacturer's schedule.
Water heaters are one part of the work Plumbing Guy does as a local Canton plumbing company. If you have a water heater leak that has already wet a wall or ceiling, leak repair may be needed as well.
Water heater questions
How long do water heaters last in Canton?
A standard tank water heater commonly lasts about 8 to 12 years. Annual flushing and replacing the anode rod can extend that; high water pressure and no expansion tank can shorten it. Tankless units generally last longer with regular descaling.
Is a tankless water heater worth it?
It can be if you want endless hot water and plan to stay in the home a long time. The unit and installation cost more, especially when the gas line and venting need upgrading. For many households a properly sized tank heater is the more practical choice.
Why is my new water heater's relief valve dripping?
Most often the cause is thermal expansion: heated water expands, and if the home has a check valve or pressure reducing valve, the pressure has nowhere to go. An expansion tank, or adjusting high incoming pressure, usually solves it.
How long does a water heater replacement take?
A like-for-like tank replacement is usually done in a few hours. Switching from tank to tankless, or moving the heater, takes longer because of gas, venting and electrical changes.