Water Heater Repair & Replacement in La Palma, CA

Common water heater problems

• No hot water - often a pilot light, thermocouple, gas valve or, on electric units, a heating element or thermostat
• Not enough hot water - sediment taking up space in the tank, a failing dip tube, or a heater that's too small for the household
• Rumbling, popping or banging - sediment on the bottom of the tank, very common with hard water
• Rusty or discolored hot water - corrosion inside the tank
• Water around the base - from a fitting, the relief valve, or the tank itself
• A rotten-egg smell in the hot water - a reaction involving the tank's anode rod

Hard water and water heaters

Water in this part of Southern California is generally on the hard side. When hard water is heated, minerals drop out and settle on the bottom of the tank as sediment. Over the years that layer insulates the water from the burner, makes the heater work harder and noisier, and can shorten the tank's life. Flushing the tank periodically and checking the anode rod help, and some homeowners add water treatment to protect the heater and fixtures.

Repair or replace?

Many problems - a pilot that won't stay lit, a bad thermocouple, a worn element, a leaking valve - are repairable. But a few signs mean it's time to replace:

• The tank itself is leaking. A tank can't be patched.
• The heater is past roughly 10 to 12 years old and starting to fail. Tank heaters often wear out sooner with hard water.
• Rusty water from the hot side only, coming from inside the tank
• Repeated repairs on an older unit

If you're not sure how old yours is, the serial number on the label usually encodes the manufacture date. A plumber can read it for you.

California's earthquake strapping rule

California law requires water heaters to be braced, anchored or strapped so they can't tip over or move in an earthquake. A falling tank can break gas and water lines. Local building departments generally call for two straps, one in the upper third and one in the lower third of the tank, with the lower strap a few inches above the controls, wrapped fully around the tank and fastened securely to the wall framing. Larger tanks may need more. When a water heater is replaced, the new one has to be strapped, and sellers of a home have to certify the water heater is properly braced. Our blog post on water heater strapping in California explains it in detail.

Tank or tankless?

When it's time to replace, many La Palma homeowners consider a tankless unit.

• Tank water heaters are simpler, often quicker to install as a straight swap, and handle several showers at once well if they're sized right.
• Tankless water heaters heat water on demand, take up less space and don't run out during long showers. They may need a larger gas line, new venting and electrical work, and they need regular descaling with hard water.

The right choice depends on your household's hot water use, the existing gas line and venting, and where the heater is located. Many La Palma homes have the water heater in the garage or a closet off the garage, which affects venting options.

Safety checks you can do

• Look at the base for moisture or rust.
• Make sure the area around a gas water heater is clear of stored items and flammable liquids.
• Check the straps are tight and intact.
• Know where the gas shutoff and cold-water valve are.
• Never cap or block the temperature and pressure relief valve or its discharge pipe.

Permits

Replacing a water heater generally involves a permit and inspection in California, because of the gas, venting and seismic requirements. A licensed plumber will know the local requirements and handle them.