Replace a tank water heater when the tank itself is leaking, when you see rusty hot water coming from the tank, or when it is past roughly 10 years old and needs a costly repair. Repair it when the unit is younger and the problem is a part that can be swapped, like a thermostat, heating element, gas valve or anode rod. Rheem puts the usual life of a tank heater at about 8 to 12 years, so age is a big part of the answer.
Seven warning signs to watch for
- Water at the base of the tank. A wet floor under the heater is the sign we take most seriously. Sometimes it is a loose fitting or the relief valve. If it is the tank itself, it cannot be fixed.
- Rusty or brown hot water. If only the hot side is discolored, the inside of the tank may be rusting. If both hot and cold are brown, the cause is more likely your well, your pipes or iron in the water.
- Rumbling, popping or crackling. Rheem notes this noise usually comes from hardened sediment on the bottom of the tank. Water trapped under the sediment boils and pops. It makes the heater work harder.
- Hot water runs out faster than it used to. Sediment can take up room in the tank, or a heating element or dip tube may have failed.
- Water not as hot, or too hot. This can point to a thermostat or gas control problem.
- A rotten egg smell in the hot water. On well water this is often a reaction between the water and the anode rod inside the tank. A different anode rod can often fix it. If you smell gas near the heater, that is different. Leave the house and call your gas utility from outside.
- Age. Look at the label on the side of the tank. The serial number usually includes the year it was made. If yours is past 10 years, start planning, even if it seems fine.
What you can safely check yourself
- Look for the source of any water. Dry the floor, then check the pipes on top, the relief valve pipe on the side and the drain valve near the bottom. Water dripping from above is often a fitting, not the tank.
- Check the breaker or the pilot. On an electric heater, see if the breaker tripped. On a gas heater, many models have a window where you can see if the pilot or burner is lit. Follow the lighting steps printed on the heater label only if you are comfortable doing so. If you smell gas, do not light anything.
- Check the temperature setting on a gas heater's control knob. Sometimes it got bumped.
- Test your hot water on both sides of the house to see if the problem is one faucet or the whole system.
Do not open the gas control, work on wiring, or remove the relief valve. The relief valve is a safety device. If it is dripping or spraying, the water may be too hot or the pressure too high, and that needs a licensed plumber.
Repair or replace: how we decide
Rheem's guidance matches what we tell customers. A repair usually makes sense when:
- The heater is under about 6 to 8 years old.
- The problem is a single part, like a thermostat, element, gas valve, igniter or anode rod.
- The repair costs well under half the price of a new heater.
Replacement usually makes sense when:
- The tank is leaking or badly rusted inside.
- The heater is 10 to 15 years old or older.
- It has needed more than one repair in a short time.
- The repair would cost more than half the price of a new one.
When it is time to replace, it is also a good time to ask whether a tank still fits your house. Some families move to a tankless water heater, and some homes with a boiler do well with an indirect tank heated by the boiler. We walk through those choices on our water heater repair and replacement page.
Simple upkeep that helps a tank last
Rheem recommends flushing the tank about once a year to clear sediment and replacing the anode rod every 3 to 4 years. The anode rod is a metal rod that corrodes so the tank does not. On hard well water, sediment builds faster, so yearly flushing matters more. If your heater has never been flushed and it is older, talk to us first. Opening an old drain valve for the first time can cause a leak that will not close.
When to call a licensed plumber
- The tank is leaking or the floor keeps getting wet.
- The relief valve is dripping, spraying or has water running from its pipe.
- You have no hot water and the breaker and pilot look fine. Our no hot water page covers the common causes.
- You smell gas, see scorch marks near the burner, or the carbon monoxide alarm sounds. Leave the house and call 911 or your gas utility first. The NFPA advises that everyone get to fresh air when a CO alarm goes off.
Why this happens around Budd Lake and Morris County
A lot of homes in Mount Olive, Roxbury, Randolph and the towns around them were built from the 1970s through the 1990s. Many are on their second or third water heater, and some of those are now getting old too. Add hard water from private wells and you get sediment that shortens a tank's life. If your home is on a well, a softener or filter can protect a new heater. A water test is the place to start.
Frequently Asked Questions
How long does a water heater last?
Rheem says tank water heaters usually last about 8 to 12 years, and tankless units often last 15 to 20 years or more. Hard water, heavy use and skipped maintenance can shorten that.
Is a leaking water heater dangerous?
A small drip is not usually an emergency, but it can get worse fast. If the tank is leaking, turn off the cold water valve on top, turn off power at the breaker for an electric unit, and call a plumber. Do not touch the gas valve if you smell gas. Leave and call the gas utility.
Why does my hot water smell like rotten eggs?
On well water, this is often caused by the anode rod reacting with the water. A plumber can swap the rod for a different type. If the cold water smells too, the cause is in the water supply, and a water test is the next step.
Can I replace a water heater myself?
We do not recommend it. Gas piping, venting, electrical work and the relief valve all have to be done right, and many towns require a permit and inspection.
If you want a second set of eyes on it, call or text us at 862-362-0634 or request service online. We are a family owned shop in Budd Lake, and we will tell you straight what we find and what it needs.
Sources
- Rheem: Water Heater Lifespan, When to Repair vs. Replace
- NFPA: Carbon Monoxide Safety
- USGS: Hardness of Water
Micky Cipolla is a New Jersey licensed master plumber (License #13478) with more than 15 years in plumbing and heating. He owns Tucker's Plumbing in Budd Lake and works on homes across Morris County every day. Verify the license.