10 Common Water Heater Problems and Solutions

When a water heater isn’t heating or has other problems, you may be able to fix it by yourself. The repair might be as simple as adjusting a setting, pressing a reset button, or clearing sediment buildup.

Learn why a water heater isn’t heating, as well as how to fix other common problems.

Water Heater Not Heating

A water heater that isn’t heating might not be getting power or it might have a tripped limit switch or one or more of its heating elements have failed.

1. Check the water heater’s circuit breaker in the service panel to ensure it hasn’t tripped.
2. If the breaker has tripped off, rock it to the OFF position, and then back to ON.
3. If the heater’s breaker did not trip off, reset the high-temperature limit on the heater. To do so, turn off the power to the water heater in the service panel.
4. Remove the access panel.
5. Press the high-temperature reset button (the button is usually red).

Inadequate Hot Water

Your water heater may deliver inadequate hot water. The water might be hot enough, but only in low volumes. Or, the volume might be sufficient, but the water is tepid.

• Hot water, low volume: One or both of its heating elements might have failed. Hot water that runs out quickly could mean a defective lower heating element. This is not a DIY repair. Instead, have a professional replace the heating elements or the entire water heater.
• Tepid water, normal volume: If the heater delivers a sufficient volume of water but the water is tepid, not hot, sediment build-up in the bottom of the tank could be the cause. Flush the water heater of all water and sediment and fill it up again.

Water Is Too Hot

Too much hot water typically means one or both of the water heater’s thermostats are set too high. When a water heater’s water is too hot:

1. Turn off the power to the water heater in the service panel.
2. Remove the access panel.
3. Check that the heat setting on both thermostats is no more than 120F°.
4. Adjust to the desired setting by turning the set screw with a flathead screwdriver.
5. Replace the access panel and turn the power back on.

Hot Water Leaking

Water heater leaks are often caused by leaking valves and plumbing connections. If you touch the water and it is warm or hot, it is likely the result of a leaking outlet pipe.

Inspect the water heater for loose inlet or outlet pipes. If you find loose connections, tighten these with a wrench to stop the leak.

Rusty or Smelly Water

When brown, yellow, or red-tinted water flows from faucets, the water heater tank may be internally corroded. When water smells like rotten eggs, the water heater tank could contain bacteria.

Have a plumber replace the anode rod in the water heater tank. An anode rod is a metal rod in the center of the water heater that corrodes more easily than the tank itself.

Noisy Tank

Noises coming from the water heater that sound like a low rumbling, popping, or high-pitched whine could mean that the water in the tank is boiling. Sediment build-up in the bottom of the tank can cause the bottom to overheat and the water to boil.

To fix a noisy tank:

1. Turn off the power and water supply to the water heater.
2. Attach the inner-threaded end of a garden hose to the valve at the bottom of the water heater, with the other end located outside.
3. Open the temperature pressure relief valve at the top and the drain valve at the bottom.
4. Let all of the water and sediment fully drain out.
5. Close the bottom valve and the upper-pressure relief valve.
6. Remove the hose.
7. Turn on the power and water again.

Inlet Leaking

If a pool of water develops at the top of the water heater, the cause may be a leaking cold water inlet. This inlet is located at the top of the water heater. Tightening this connection will often stop the water leakage.

1. Turn off the water supply to the water heater.
2. Tighten the inlet connection with a wrench by turning clockwise.
3. Turn the water supply on.
4. Dry off the top of the water heater and observe for leakage.

Damaged Pressure Relief Valve

The temperature pressure relief valve on the side of the water heater may develop a slow leak. In many cases, you can replace the valve by yourself. To do so, follow the below steps:

1. Turn off the electricity and cold water supply to the water heater.
2. Drain water and pressure by opening the valve with a bucket placed below the plastic relief valve drain pipe.
3. Unscrew the pressure relief valve with a pipe wrench.
4. Screw the valve into the water heater, being sure to use Teflon plumber’s tape.
5. Attach the plastic relief valve drain pipe.

Sides Are Leaking

Water leaking from the sides of the water heater can indicate a tank that is leaking due to corrosion or damage. This type of water leak flows from specific areas such as holes or cracks.

Any tank that has damage or corrosion on the tank itself should be replaced. Tanks cannot be safely repaired.

Condensation

Water heaters that appear to be leaking may be producing water condensation. Water condensation will be widespread across the tank’s outside rather than localized, as with cracks or inlet leaks. Water heater condensation usually does not indicate a problem with the water heater, though excessive water can damage the flooring.

To fix excess condensation, set the temperature at 120F° or even lower to 115F°. If that doesn’t fix the problem, hire a plumber to disconnect the water heater and add a drain pan underneath to catch drips.

When to Call a Professional

You will not be able to fix your water heater without professional help or may even need to replace your water heater. Situations where you must call a professional to fix or replace include:

• Tanks with damage or corrosion on the tank (you will need to replace the entire tank).
• Cases of tinted water or foul odor.
• Suspected bacteria in your water.
• Certain instances of inadequate hot water.

Water Heater Maintenance Tips

Regular maintenance is necessary and can help prevent problems in the first place. Some examples of water heater maintenance include:

• Prevent sediment buildup by draining the water heater at least once a year.
• Insulate the hot water pipes.
• Inspect the water heater every year.
• Maintain a water temperature of 120F° or lower.
• Test the temperature pressure relief valve once or twice a year.
• Replace the anode rod about every five years.