A failed tank with water on the floor
When the tank itself is leaking, the heater cannot be saved. A steel tank is lined with glass, and once that lining cracks, water reaches the shell and corrodes it from the inside. A small seep can become a steady stream within hours.
Do the shutoffs first. Close the cold supply valve on the pipe above the heater, then open a hot tap upstairs to ease the flow. Turn off the breaker or gas control only if you can reach it without stepping in water, and never touch a gas line.
- Close the cold water supply valve above the tank.
- Shut off power or the gas control only if the area is dry and safe.
- Move stored items and rugs away from the water.
- Take photos of the leak and the data plate for your insurer.
- Call us and tell us if it is gas, electric or hybrid.
Gas smell near the heater
If you smell gas, leave the building immediately. Call 911 or PSE from outside, since PSE is the exclusive gas provider in Lakewood and runs an emergency line at 1-888-225-5773. Do not use switches, phones or garage door openers inside.
We install the replacement after the gas utility confirms the building is safe. We never ask homeowners to handle a gas fitting.
No hot water, or rust in the hot taps
A cold shower is not always a dead tank. We check the pilot, the elements and the thermostat before recommending a new heater. If the diagnosis turns up a bad part on a sound tank, we explain that and give you the repair price too, and our water heater repair page covers those faults.
Rust-colored water is different. If only the hot side runs orange or brown, the inside of the tank is corroding, and the sediment you see is the rust itself. If the cold side is rusty as well, the source may be a supply pipe, not the heater. Ask your water provider, since Lakewood Water District serves most of the city but Parkland Water District and Summit Water and Supply also serve parts.
When age tips the decision
| Situation | Lean toward | Reason |
|---|---|---|
| Water seeping from the tank body | Replace now | The shell has failed |
| Tank is past the age listed in its documentation and shows rust | Replace | Corrosion is usually well along |
| Newer tank, one failed part | Repair | The tank is sound |
| Rusty hot water only, no leak yet | Plan a replacement | The inside of the tank is corroding |
| Repeated element or thermostat failures | Replace | Costs add up on a declining unit |
The manufacture date is on the data plate. Many brands encode it in the serial number, and the label explains how to read it.
No single age is a hard line. Water quality, sediment, use and whether the anode rod was ever changed all play a part. A technician reads the data plate, checks the base for rust and tells you what the tank has left.
Sizing a new tank for your household
The right size depends on how many people use hot water at the same time, not only on headcount. A family that showers in the morning and runs the dishwasher and washer at once needs a better first-hour rating than a couple who spread use through the day. The first-hour rating on the yellow EnergyGuide label is the number to compare.
A tank that is too small runs out mid-shower. One that is too large wastes energy keeping extra water hot. We ask about bathrooms, soaker tubs and appliances, then match the tank to the home. A smaller house with an older tank may simply need the same size back.
- One or two peopleUsually a smaller tank handles it, as long as showers do not overlap.
- A family with several bathroomsLook at first-hour rating and recovery speed, not only the gallon number.
- Large soaker tubA tub can use a big share of the tank in one fill, so size for it.
- Rental or multifamily unitLandlords often replace with the same size and fuel to keep the job simple.
Tank, hybrid or tankless
Most emergency replacements are like-for-like, because the gas line, vent or electrical circuit is already in place and the job can usually be finished quickly. A tankless unit or a heat pump hybrid is a bigger change that may need a new vent, a larger gas line or different wiring. If you are thinking about switching, our tankless water heater page lays out the trade-offs.
If the old tank has failed in the middle of the night, we often recommend a like-for-like swap now and a planned upgrade later. That way you get hot water back and still have time to price the larger change. Our water heater installation page covers planned upgrades and fuel switches. We dispatch the same way to Steilacoom and the rest of Pierce County we serve.
How a replacement is done
Shut off and drain
We close the supplies, shut off the gas or power and drain the failed tank.
Remove the old unit
We disconnect the water and vent or electrical connections and carry the old heater out.
Set and connect
The new tank goes on a level base, with new flex connectors, a relief valve and a vent or wiring as needed.
Fill, test and strap
We fill, purge air, check for leaks, test the burner or elements and secure the tank.
Taking out the old unit is part of the job. If you have questions about the old tank, ask before work starts.
Code points that shape the work
Washington enforces the 2021 Uniform Plumbing Code with state amendments. State code requires water heaters to be anchored or strapped against horizontal displacement. The straps go in the upper and lower thirds of the tank, and the lower strap sits at least 4 inches above the controls.
Relief valve discharge piping may not have isolation valves on it, and may not discharge into the heater pan. A drain line that is capped or tied into a pan is a defect we fix.
The city's building FAQ says a permit is required for installing or replacing a water heater, with the inspection scheduled about 24 hours ahead. Lakewood is not a full-service permit agency, so confirm with the city permit center who handles yours.
What drives the cost of a replacement
We give a clear price before work starts. A replacement price depends on the tank and on what the new tank needs around it.
- Fuel and tank typeGas, electric and heat pump models cost differently, and so do their connections.
- Size and efficiencyLarger tanks and higher efficiency ratings cost more up front.
- Venting and gas workReusing a sound vent is simple. A new vent run or a different fuel is not.
- Code itemsStraps, relief valve and discharge piping, flex connectors and a pan, where needed.
- Permit and timingThe permit step, and after-hours dispatch when the tank fails at night.
Insurance often pays for sudden water damage but not for the worn-out heater. Ask what your policy says about the tank and the floor, and take photos before cleanup starts.
Call and we will give you a price before we start.
(253) 275-5116Checking your plumber
Anyone doing plumbing work for hire in Washington must be certified by the state Department of Labor and Industries. You can use the state's online verification tool to check a contractor registration, a plumber's certification, workers comp and bond lawsuits before you let anyone replace a heater. We are licensed and insured, and we expect homeowners to check.
Code and permit points for a tank swap
The Uniform Plumbing Code (UPC), which Washington enforces in its 2021 edition, includes rules for relief valve piping and for strapping a tank against earthquake movement. Both matter in Pierce County, where the ground does shake.
The city's building FAQ says a permit is required to install or replace a water heater, so confirm the current steps with the city permit center before the old tank comes out.
Water heater replacement questions from Lakewood homeowners
Water at the bottom can come from the drain valve, a fitting or the tank shell. If the shell is leaking, replacement is the only fix. Close the cold supply valve and call us so we can see where the water starts.
The cause may be a pilot, an element or a thermostat, and those are repairs. If the tank is leaking or badly rusted, a new heater makes more sense. We check before suggesting a replacement.
Yes. Our line is open 24 hours a day. Tell us the fuel type and the tank size on the data plate, and we plan the swap while a plumber is on the way.
It depends on water quality, sediment and whether the anode rod was replaced. Check the data plate for the manufacture date and look for rust at the base. A technician can tell you how much life is left.
The city's building FAQ says a permit is required for installing or replacing a water heater. Lakewood is not a full-service permit agency, so confirm with the city permit center. We tell you what the job requires before we begin.
Match the first-hour rating to your busiest hour of hot water use. Count bathrooms, soaker tubs and appliances that run together. A tank that is too small runs out, and one that is too large wastes energy.
Often yes, but it can need a new vent, a larger gas line or different wiring. We explain what your home needs on the tankless water heater page and in person before any work starts.