Start with the symptom, not the part
A no-heat call can come from a dozen causes. Guessing wastes money. We test in order, beginning with the supply, then the fuel or power, then the controls, and only then the parts that wear out.
The tools are simple. A multimeter checks element resistance and voltage. A manometer or leak solution checks the gas side. An infrared thermometer shows whether the tank is heating at all, and a pressure gauge on a hose bib shows whether the home runs high water pressure that stresses the tank.
No hot water, by heater type
| Heater | What you notice | Likely cause | Typical repair |
|---|---|---|---|
| Gas tank | Pilot out, no heat at all | Dirty or failed thermocouple, flame sensor or pilot assembly | Clean or replace the sensor, relight, check for draft problems |
| Gas tank | Burner lights, then shuts off | Weak thermocouple or blocked flue | Replace the part, inspect the vent |
| Gas tank | Warm but never hot | Failing gas control valve or heavy scale on the floor | Test valve output, flush the tank |
| Electric tank | No hot water, breaker is on | Tripped high-limit reset or dead upper element | Reset, test both elements, replace the failed one |
| Electric tank | Hot for a few minutes, then cold | Dead lower element or bad thermostat | Replace element or thermostat |
| Either | Hot water smells like sulfur | Bacteria reacting with the anode rod | Flush, swap the anode or treat the tank |
A multi-hour outage on an electric tank often turns out to be a single element. Parts are modest and the repair is usually done on the first visit.
Leaking or smelling gas? Handle that before anything else
A heater problem becomes urgent when water spreads or gas is involved. Our 24/7 line is open, and there are steps worth doing before anyone arrives.
If you smell rotten eggs, do not hunt for the source. Leave the home first.
Gas smell means leave
Get everyone and the pets outside, then call 911 and Enbridge Gas at 1-800-767-1689. Do not use switches, garage door openers or a phone indoors.
Water leaking from the tank
Close the cold supply valve above the heater and shut off the gas dial or the electric breaker. Water in the pan with a wet floor means the tank may be breached.
Relief valve discharging steam or hot water
Keep people away from the discharge tube. That means pressure or temperature is too high. Shut off the fuel and leave the valve alone.
No leak, just no hot water
Leave it off if you are unsure and call. A tank sitting cold costs nothing, but repeated relighting of a failing pilot is worth a professional look.
If the relief valve is blowing hot water repeatedly, do not cap it or plug the tube. That valve is the last safety device on the tank.
The anode rod, the cheapest tank insurance
Inside every steel tank hangs a magnesium or aluminum anode rod. It corrodes in place of the tank wall, so when the rod is gone the steel starts to go next. In very hard water the rod is consumed faster because the water carries more dissolved minerals.
We pull the rod with an impact wrench and a 1 1/16 inch socket and measure how much metal is left. A rod down to a bare steel core should be replaced. If the rod is stuck solid or the tank is already leaking at the seam, we tell you replacement is the honest answer.
Herriman scale, sediment and what they sound like
The city reports its wells between 25 and 60 grains per gallon and supplier water between 10 and 12, and it calls the supply very hard. Dissolved calcium and magnesium drop out as the water heats, and the crust settles on the bottom of the tank. Burners then heat the scale, not the water.
Rumbling, popping and slow recovery are the signs. A flush with a hose and a full-port drain valve clears loose sediment. Heavy scale that has hardened into a stone layer may not drain at all, which tells us the tank is near the end.
The city also switches to a winter source from mid-October and returns to wells in spring, so a flush before winter and another in spring suits this area. Test your tap with a kit to see where you sit.
Heater acting up? Call now and tell us what you see, hear or smell.
Call (385) 488-1892Relief valve, thermal expansion and the expansion tank
The temperature and pressure relief valve opens when pressure or temperature climbs too high. A valve that drips only when the heater fires usually points to thermal expansion. Heated water takes up more room, and in a closed system with a check valve or pressure reducer it has nowhere to go.
The fix is a small expansion tank on the cold line, set to match the home's static pressure with a tire gauge. A water-logged expansion tank, one that has lost its air charge, causes the same drip. We test it by tapping and by checking the air valve.
Replacing the relief valve alone often fails to stop the drip. We find the pressure source first.
Repair or replace by age and failure
| Tank age | Failed part | Repair makes sense when | Replace instead when |
|---|---|---|---|
| Tank under 6 years old | Element, thermostat, thermocouple, anode | Almost always | The shell is leaking |
| Tank 6 to 10 years old | Gas control valve or multiple elements | The tank interior is clean and the anode is spent but replaceable | Repair costs approach half the price of a new unit |
| Tank 10 to 12 years old | Any major part | You want a short bridge and the tank is dry | Scale is heavy, the drain valve is clogged solid, or there is rust at the base |
| Tank over 12 years old | Any part | Rarely | Nearly always, since the next failure is likely soon |
These are guides, not rules. We open the access panel, look at the burner or elements, and look at the pan before saying which column you are in.
What a service visit includes
A water heater service call is built around testing and a clear conversation, not a script.
Safety check
We confirm there is no gas leak, the relief valve and discharge tube are intact, and there is no scorching on the jacket.
Test the heat source
Voltage and resistance on elements, flame quality and sensor reading on gas units.
Inspect the tank
Pan, base, fittings, valve condition, anode access and any rust trails.
Explain options
A repair price, a flush price if relevant, and a replacement price if the tank is failing. You choose before we begin.
Complete and confirm
We restore power or gas, relight, check for leaks and run hot water to confirm recovery.
What we will not do
We do not seal a leaking tank shell. If the bottom has rusted through, replacing the heater is the only fix that holds. We also will not bypass a safety device, such as jumpering a high-limit switch, and we will not relight a heater that smells of gas until the cause is found.
If your heater is in a shared utility room of a multi-unit building, the building owner may need to approve the work. We can still diagnose the unit and explain what is needed.
What changes the price of a heater repair
Repair prices depend on what failed and how hard it is to reach. Here is what we weigh.
- The failed part. A thermocouple or element is a small parts cost. A gas control valve or a full burner assembly is a larger one.
- Access to the unit. A tank in an open garage is quick. One in a tight closet or behind a furnace takes longer.
- Tank condition. Scale, rust or a stuck drain valve can turn a simple repair into a flush job or a replacement discussion.
- Safety fixes found on the way. Missing discharge tube, no drain pan or a failed expansion tank may be added to the quote, and you decide.
- Timing. After-hours calls and weekend visits cost more than a scheduled weekday appointment.
Sudden damage from a failed tank is often covered by homeowner insurance for the water, while the repair of a worn heater and slow leaks usually are not. Ask your insurer which category your claim falls into before you pay out of pocket.
Need a real number for your heater? Call (385) 488-1892, describe the symptom, and we will tell you what the diagnosis usually involves.
Water heater repair questions
Do you handle water heater emergencies at night or on weekends in Herriman?
Yes. The dispatch line runs around the clock, so a leaking tank at 2 a.m. or a dead heater on a holiday weekend still gets answered. The arrival time depends on the day's workload, and we will be honest about it on the call. In the meantime, shut off the cold supply and the fuel.
Why is my hot water running out so fast?
A broken dip tube, a dead lower element, or sediment filling the tank can all shrink the usable hot water. A tank full of scale holds less water than its label says. We test the elements first on electric units and look at the tank floor on gas.
Is it safe to relight the pilot myself?
On a standard gas tank with a clear pilot instruction label, many homeowners do. If the pilot will not stay lit, if you smell gas, or if the burner flame is yellow and sooty, stop and call. Those are signs of a failing part or a venting problem.
Why does my relief valve keep dripping?
Usually pressure from thermal expansion, a failed expansion tank or high incoming water pressure. Occasionally the valve is simply worn out. Replacing the valve alone will not help if the cause is pressure.
Does flushing really help in Herriman?
Very hard water leaves heavy mineral deposits, so flushing helps when the tank is otherwise healthy. If the sediment has hardened or the drain valve is clogged solid, a flush may not clear it. We check before promising anything.
When should I give up on repairing and replace the heater?
Replace when the tank is leaking from the shell, when it is past 12 years with a major part failing, or when repair costs near half a new unit. Hard-water scale and a spent anode shorten the timeline.
See water heater replacement for what that process looks like.
Can you service a tankless heater too?
Tankless service is a separate process with flushes and gas checks. Our tankless water heater page explains it. We do not repair boilers or hydronic heating systems under this service.
Describe the symptom and we will tell you whether it is likely a repair or a replacement.
Call (385) 488-1892Sources and standards
The standards and local rules behind this service page are listed below. Rules and fees change, so read the current version before you rely on them.