Sort the symptom

  • IfWater pooling under the tank, coming from the tank bodyThenThe tank has failed. Turn off the water supply to the heater and its gas or power, and plan a replacement.
  • IfWater from the temperature and pressure relief valve or its drain lineThenThe valve may be faulty or pressure may be too high. Have it checked; do not cap the line.
  • IfNo hot water on a gas heaterThenOften a pilot, thermocouple, gas valve or venting issue that can be repaired.
  • IfNo hot water on an electric heaterThenOften a tripped breaker, a reset button, a failed element or thermostat.
  • IfRumbling or popping noisesThenUsually sediment and scale on the bottom of the tank. Flushing can help if it is not too far gone.
  • IfRusty hot water onlyThenA depleted anode rod or internal corrosion; the tank may be near the end.

Hard water and tank life

North Orange County's water is a blend of local groundwater and imported water, and it is hard. When it is heated, minerals drop out and settle as scale on the bottom of the tank. On a gas heater that layer insulates the water from the burner, which makes the heater work harder and can cause the popping sound homeowners notice. On an electric heater, scale coats the lower element.

Every tank also has a sacrificial anode rod that corrodes so the steel tank does not. Once the anode is used up, the tank itself starts to rust. Flushing sediment periodically and checking the anode can extend a tank's life, but no tank lasts forever.

What a replacement usually includes

  1. Size the heater.Match capacity to household use and the space available, often a garage or closet in North OC homes.
  2. Permit.Water heater replacement commonly requires a permit and inspection; check with your city's building department.
  3. Remove and install.Drain and remove the old tank, set the new one, and connect water, gas or electric.
  4. Bring it to current requirements.California requires water heaters to be strapped against earthquakes. Venting, the relief valve drain, and any expansion tank or drain pan are also checked.
  5. Fire it up and check.Confirm proper draft on gas units, check for leaks, and set the temperature.

What drives the cost

Fuel and size
Gas versus electric and the tank capacity.
Location
A garage install is simpler than a closet, attic or tight space.
Code updates
Seismic straps, venting changes, expansion tank or drain pan as required.
Permit and haul-away
Ask whether these are included in the quote.
Timing
Emergency or after-hours installs may be priced differently.

Tank maintenance for hard water

  • Check the manufacturer's flushing recommendation and follow it
  • Have the anode rod inspected periodically
  • Test the relief valve as the manual describes, carefully, since water is hot
  • Keep the area around a gas heater clear for combustion air
  • Confirm the seismic straps are tight
  • Write the install date on the tank

Questions to ask a plumber

  1. Is this a repairable part or is the tank itself failing?
  2. Does my installation meet current strapping and venting requirements?
  3. Will you pull the permit?
  4. Would a different size or a tankless unit suit us better?

Common questions

Can a leaking water heater tank be repaired?

Leaks from fittings or valves often can. A leak from the tank body itself cannot; the heater needs replacing.

Why does my water heater pop?

Usually sediment and scale on the bottom of the tank, which is common with North OC's hard water. Flushing can help.

Is strapping really required?

Yes. California requires water heaters to be braced or strapped to resist movement in an earthquake.

General information for North Orange County, not a quote or professional advice. In an emergency, call 911.