Water heater problems, lifespan and upkeep

A water heater keeps a tank of water hot, using a gas burner or electric heating elements, so it is ready when you open a tap. Most trouble is either heat or water. No hot water is a pilot, thermocouple, breaker or element. A leak is only fixable depending on where it comes from. Gas, the T&P relief valve and anything electrical belong to a pro.

Common problems
How long it should last

Typical lifespan: about 10–15 years for the tank

Signs it is near the end:

  • Leaking from the tank body itself, which can't be repaired.
  • Rusty hot water or rust streaks at the base.
  • Rumbling or popping as sediment builds up.
  • Hot water runs out sooner than it used to.
  • Repairs are getting frequent. A replacement runs $875–1,800.
Basic upkeep
  • Check the tank and the floor around it a few times a year for water.
  • Have the tank flushed to clear sediment (about $200 from a pro).
  • Have the anode rod checked, since replacing it ($50–150) can extend the tank's life.
  • Keep the thermostat at the manufacturer's recommended setting.
  • Know where the cold-water supply valve and the gas valve or breaker are.
Common fixes

  • Furnace won't heat?

    FurnaceFall

    The furnace runs but the house stays cold, which is usually a clogged filter, a thermostat setting, or an ignition fault.

  • Heat pump not heating?

    Heat pumpFall

    The heat pump runs but the house stays cold, which is usually thermostat settings, a clogged filter, or an iced-over outdoor unit.

  • Washer won't drain?

    Washer

    Water is left in the drum after the cycle, which is usually a clogged pump filter or a kinked drain hose.

  • Fridge not cooling?

    Fridge

    The fridge section is warm or warming. The cause depends on whether the freezer is still cold, and the first fix is often free.

  • Washer won't spin?

    Washer

    The drum fills and washes but won't spin, which is usually an unbalanced load, the lid switch, or a drain problem.

Sharpen the read

Diagnose your water heater in seconds, for free

No account, no phone number. Fixology’s AI reads your photo and tells you what’s likely wrong, how worried to be, and whether it’s a DIY fix.

Snap one of these:

  • the model and rating label on the tank
  • the top of the tank with its pipes and valves
  • where the water is coming from, close up
  • the pilot window or the access panel (don't open it)

Add a note or more photos next. Nobody calls you.

Fixology helps you understand your home — it isn't a substitute for a licensed pro on serious gas, electrical, or structural work.