If your water heater tank is leaking from its body or flooding the floor, call our 24/7 line now. Shut the cold water valve above the tank, switch off the breaker for an electric unit, and keep everyone away from standing water near outlets. A gas smell changes the order of calls: get everyone outside first, then phone 911 and your gas utility, and call us after that.
Once the water is stopped, you have a little time to think. Most failed tanks are replaced the same day or the next, and a short wait for the right unit is better than a rushed choice that does not fit your space or your gas and electrical supply.
Flooding from the tank: what to do right now
A tank that has corroded through cannot be repaired, because the steel shell is what holds the water. A steady stream or a puddle that returns after you dry it means the tank is finished, and the hot water supply to your house will be lost until it is replaced.
Use towels and a wet vacuum to keep water from reaching drywall, flooring and anything stored near the heater. Do not try to seal the leak with tape or putty, and do not drain a hot tank by hand. Tell the dispatcher the tank size, whether it is gas or electric, and where it stands, and we will line up the right unit before we arrive.
How to tell the tank is beyond repair
Some failures are fixable and some are not. These are the signs that point to replacement rather than a new part.
Water seeping from the shell
Moisture that appears on the sides or bottom of the tank, not at a fitting, comes from inside. Once the steel is perforated, no part can fix it.
Rust-colored hot water
Brown or orange water from hot taps only suggests the tank interior is corroding. If it comes with leaks or a rusted base, replacement is usually the next step.
A tank that is many years old
Tanks wear out. When a heater is well into its second decade and starts to leak or lose heat, putting money into repairs often does not make sense.
Rumbling, popping or loud banging
Heavy sediment can trap steam bubbles and make a tank noisy. A flush may help, but a tank that was never maintained and is also leaking should be replaced.
Repeated repairs
If you have replaced a thermostat, then an element, then a valve, the tank may be telling you it is finished. We will help you weigh the next repair against a new unit.
What happens during a replacement
Replacement is a planned sequence, even when it starts as an emergency.
Confirm what you have
We check the tank size, fuel type, venting or electrical supply, and the space around it. This tells us whether a straight swap will work or whether something must change.
Remove the old heater
We shut and drain the tank, disconnect the water, gas or power, and take the unit out. We lay protection down and carry the old tank away so you are not left with it.
Set the new heater
We position the new tank, reconnect the supplies with new flexible connectors, fit a relief valve and discharge pipe, and strap it against earthquake movement. Gas units are leak tested at the connections.
Test and walk you through it
We fill the tank, bring it up to temperature, check every joint for drips and show you the shutoff valves and thermostat. You leave knowing where everything is.
Permits, strapping and who may do the work
A replacement may need a permit. Plumbing permits come from the Millbrae Building Division, and nothing on the city's pages tells us whether a like-for-like swap is exempt, so we do not guess. We ask the division for your address first.
Health and Safety Code section 19211 requires bracing on water heaters, and Millbrae sits with the San Andreas Fault within a mile of its western edge. A new tank therefore goes in strapped to the wall framing, never freestanding.
If you hire anyone for water heater work, check their licence on the Contractor State License Board site. Plumbing is classification C-36, which includes equipment that heats water, and the $1,000 minor-work exemption does not cover work that needs a permit.
Bay Area rules are changing for new units
Rules on new water heaters in the Bay Area are changing, and what you can buy and install may depend on them. We will tell you what applies to your replacement when you call, so you do not buy a unit that no longer fits. Ask us before you order a heater online.
If you are thinking about switching fuel, for example from gas to a heat pump unit, that is a bigger project than a like-for-like swap. It can involve electrical capacity, a drain for condensate and clearance for airflow, and it is better planned than rushed on a day with no hot water.
Like for like or a different type of heater
| Choice | Best when | Things to check |
|---|---|---|
| Same gas tank | Quick restoration, existing vent and gas line are sound | Vent condition, gas connector, seismic strap |
| Same electric tank | Panel and wiring are in good shape | Breaker size, wiring, space |
| Heat pump water heater | You want lower running cost and have room | Electrical capacity, airflow, condensate drain |
| Tankless unit | You want on-demand hot water and have the fuel supply | Gas line size, venting, descaling plan |
For a closer look at on-demand units, see our tankless water heater page.
DIY or what people try
- Order a heater online and hope it fits the space and fuel
- Swap a gas tank without checking the vent and gas connector
- Skip the earthquake straps to save time
- Reuse old flexible connectors and a worn relief valve
- Leave the old tank in the garage for later disposal
Professional approach
- Confirm size, fuel, venting and clearances before the unit arrives
- Replace connectors, relief valve and discharge pipe with the tank
- Strap the new tank as California requires
- Test for gas and water leaks before leaving
- Remove and dispose of the old tank
What affects the cost of a replacement
We give you the price for your specific job over the phone, so you can decide before work starts.
Size and type of tank
A larger tank or a heat pump unit costs more than a standard 40 or 50 gallon tank.
Fuel and venting
Gas units need a proper vent and gas connection, and a poor existing vent adds work.
Access
A heater in an attic or tight closet takes longer to remove and set.
Code items
Straps, relief valve discharge, expansion control and permits may add to the job.
Time of day
Nights and weekends can affect pricing, and we say so before dispatch.
Call the 24/7 line for a clear price before work starts. We will tell you if a lower cost option exists, and if a repair makes more sense we will say that too.
Tank gone? Let us plan the swap
Tell us what is installed now and what has happened. The line is answered overnight and on weekends, and we will walk you through the options.
Planning ahead and nearby work
If you want to swap before a tank fails, our water heater installation page covers planned work. If your heater might be repairable instead, read about water heater repair first.
We also serve neighbors in Burlingame, and the service area page shows the rest of our coverage.
Yes. The 24/7 line is answered overnight, on weekends and on holidays. Call with the tank size and fuel type and we dispatch as soon as a technician is available. We give a clear price before work begins and never promise an arrival time we cannot keep.
Often, when a matching unit is available. A like-for-like tank is usually quicker than a switch to a heat pump or tankless model. Tell us what you have and we will say honestly what is possible and when.
Water seeping from the tank body, rust-colored hot water and an older tank with repeated faults point to replacement. A bad thermostat, element or valve can usually be repaired. We check the tank before recommending either.
Possibly. The Millbrae Building Division issues plumbing permits, but its public pages stay silent on water heaters. We check with the city for your address before the old tank comes out, and you are welcome to ask the division yourself.
Yes. We disconnect it, drain it and take it away as part of the job, so you are not left with a heavy tank in the garage.
Yes. State law calls for straps or bracing on every water heater, so the new tank leaves our hands secured to the wall framing.
Yes. Call the 24/7 line and we explain the options and give a clear price before work begins. If the job changes once we open it up, we stop and discuss it with you first.
Sources and standards: California Health and Safety Code section 19211 on water heater bracing. The California Plumbing Code (based on the Uniform Plumbing Code). The California Contractors State License Board (CSLB) C-36 plumbing classification. The Millbrae Building Division for permits.