Repair or Replace? The Honest Math.
Water heaters fail in a handful of predictable ways. The right call depends on age, what's actually broken, and what the repair costs against a new unit. We tell you the math straight.
- Under 8 years old, single failed component: Repair is almost always the right call. Heating element, thermostat, gas valve, thermocouple, and pilot assembly are all standard repairs.
- 10–12 years and a major failure: Replacement conversation. The tank itself is near end of life and another component will fail soon.
- The tank is leaking: Replace. A leaking tank cannot be repaired. Once the inner liner cracks, the unit is done.
- Recurring sediment, banging, or rust-colored hot water: Tank is corroding from the inside. We assess and usually quote replacement.
What We Service
Tank Water Heaters
Standard 30, 40, 50, 75, and 100-gallon gas and electric tanks. Repair, replacement, expansion tank work, T&P relief valve, anode rod, and code upgrades when the install requires them. Same-day install on common sizes when parts and scheduling allow.
Hybrid (Heat Pump) Water Heaters
Energy-efficient heat-pump units. Installation requires adequate space, drain access, and electrical capacity. We check fit before we quote. Hybrid water heaters often qualify for utility rebates in Pierce and King counties.
Tankless Water Heaters
Endless hot water, smaller footprint, longer service life. Higher install cost than tanks because gas line, venting, and water line work is usually more involved. We size to your home's actual demand, not a generic spec sheet. More on tankless →
Common Water Heater Calls
- No hot water at all (gas: pilot out, gas valve, thermocouple. Electric: element, thermostat, breaker)
- Lukewarm or runs out fast (dip tube, sediment buildup, undersized for household)
- Leaking from the bottom (tank failure, replace)
- Leaking from a fitting or valve (often repairable)
- Banging, popping, or rumbling (sediment in the tank)
- Rust-colored hot water (corroded tank or anode rod)
- Pilot light won't stay lit (thermocouple, gas supply, draft issue)
- Rotten egg smell (anode rod reacting, water chemistry issue)
- Code upgrades when selling: T&P drain, expansion tank, seismic strapping, drip pan
What It Costs
We quote flat-rate before we start. Repair pricing depends on the failed component and the access. Replacement pricing depends on tank size, fuel type, code upgrades required by the install, and venting work. Tankless install pricing depends on gas line capacity, vent path, and water line modifications. We tell you the total before any work begins. Free estimates. No trip charge. No emergency upcharges.
Permits, Code & Inspections
Water heater replacements in Washington require a plumbing permit and inspection in most jurisdictions. We pull permits, schedule inspections, and bring installs up to current code (T&P discharge, expansion tank, seismic strapping, drip pan, vent termination, gas connection). When you go to sell the home, the inspector will check this. Done right the first time means no surprise inspection issue down the road.
Andy's Approach to Water Heater Service
During regular business hours, we aim to send the same plumber back to the same home whenever scheduling allows. If another plumber from Andy's team is sent, we still keep clear records on your home, the water heater make/model/age, and any work history so the next visit picks up where the last one left off.
If we install your replacement, we register the warranty for you, leave the manual and registration confirmation on the unit, and walk you through how to relight, when to flush, and when to plan replacement.