Tank Water Heater Repair
Honest & Thorough Tank Water Heater Repair in Frisco, TX
When your home is without reliable hot water, your entire daily routine is disrupted. Whether your sinks are taking far too long to heat up, your showers are surprising you with fluctuating temperatures, or you can’t get hot water at all, you deserve fast, reliable solutions. And you deserve a plumbing company whose only loyalty is to your household’s long-term comfort.
At Earl’s Plumbing, we have a team of highly skilled Frisco plumbers who understand everything that can go wrong with your Frisco water heater and how to fix it. Because we understand how important fast service is, we stock our trucks with every part we need to repair or replace your water heater on our first visit. Give us a call today for a free estimate or to schedule your repair!
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These are the most common questions that we get asked from our customers.
What Are the Most Common Frisco, TX Water Heater Repairs?
For traditional tank water heaters, there are only a few things that can go wrong. Keep in mind that over 95% of the traditional tank style water heaters in the DFW area are powered via natural gas and typically have a 6 year manufacturer’s warranty. In the North Texas area, you can expect the average life of a natural gas tank water heater to be about 9 to12 years.
For the point of brevity, a leaking tank water heater CANNOT be repaired. This can usually be homeowner assessed by inspecting the emergency drain pan that the water heater sits in. If there is standing water in the pan the likelihood of a basic repair is remote. With a few rare exceptions, a leak that CAN be repaired is one that exists around a threaded connection point. An example of this might be at one of the water line connections or at the temperature & pressure relief valve (aka the “T&P”). Whether it “can” be repaired versus whether it “should” be repaired will vary based on the age and brand of the water heater.
Outside of a leak, the most common water heater repair in Frisco is one that involves the “Gas Control Valve” (GCV). More specifically the “Honeywell” and/or “Resideo” brand of GCV’s. The failure & replacement of the GCV represents well over 90% of all gas water heater repairs. Contrary to popular belief it is NOT the “thermocouple”. Some manufacturers include the thermocouple with the GCV but rarely will replacing just the thermocouple fix the issue. Yes, this is contrary to what the manufacturers technical support staff might tell you over the phone. So should you contact the manufacture yourself and they tell you that the problem is just a “thermocouple”, they have likely added to the cost of your repair and a couple of extra days without hot water while we wait for the GCV replacement to arrive.
Assuming that your water heater is no longer under a manufacturer’s warranty; at Earl’s Plumbing, our trucks are fully stocked with 4 different GCV’s that represent about 90% of the models & brands installed in the DFW area. Our trucks also have virtually every other part that could be repaired or replaced, meaning we can most likely get your tank water heater back up and running the same day & same visit.
Are There Any Common Problems With Tank Water Heater Installations in Frisco?
From an installation standpoint, the majority of the problems that we see typically come from DIY / homeowner installations OR unlicensed / handyman installations. You must be licensed with the State of Texas to perform many plumbing jobs and ALL natural gas jobs. These illegal water heater installs are usually encountered in homes that are (or were) rentals where the landlord is trying to save money regardless of the consequences. It is also common to see an illegal DIY install in homes that are on the market “for sale.” Obviously, these installations are not permitted or inspected by the city, which typically catches about 95% of basic install problems.
Another less common but frequent problem is when a licensed plumbing company is used BUT they get their jobs solely based on being the lowest price. Well, if you have heard the axiom “you get what you pay for”; this is a prime example of this. In our industry we refer to these borderline plumbing outfits as “tank yankers.” These companies are often employed by the big box home improvement retailers. You see, every “properly installed” gas water heater should include about $300 to $475 in various materials that are necessary to complete a “proper” installation. The variable in that materials range is based on multiple factors to include but not limited to the city & their relative code requirements, number of water heaters involved, attic vs garage installation, varying permit fees and whether an expansion tank is required by code, etc.
These “tank yanker” type companies only replace the water heater itself and none of the other vital wear sensitive parts. A properly installed water heater will have a new main shutoff valve (preferably a quarter-turn ball valve); new water flex lines (preferably stainless steel not copper); a new expansion tank that is properly sized, inflated & supported; a new yellow gas flex that includes a new sediment trap; a properly junctioned T&P line; etc. Other points to consider for a new install is that the pan should be in good condition and checked for punctures and potential leaks; the exhaust venting is properly attached and free of defects.
It should also be noted that any “proper” install should not contain any “push to connect” type fittings (aka “Sharkbites”) OR any “clamp type” PEX clamps as both of these items are prone to premature failure despite being allowed by code (for now anyway).
How Much Does Tank Water Heater Repair Cost in Frisco & North Texas?
So obviously, the price depends on what the problem is. The great thing about traditional tank water heaters is that there are only a handful of “repairable” items outside of a full replacement. If your water heater operates on natural gas, which is about 95% of North Texas, then the most common repair is the “Gas Control Valve” (GCV). This repair accounts for at least 95% of all gas water heater repairs in the North Texas area.
Unfortunately, the most common water heater repair also happens to be the most expensive repair. The cost of a gas control valve (GCV), when it is NOT under the manufacturers specified warranty period, will typically have an out-of-pocket cost of between $230 to $270 after tax. Some come with the Pilot Assembly (thermocouple) attached while others are sold separately. In any case, it is usually best to replace both at the same time. This price varies depending on the manufacture and model. And assuming the water heater is less than 10 years old, the labor to drain the heater, remove & replace the gas valve, wire the new connections together, refill the heater and test it for proper operations runs between $300 to $350 and that varies based on a couple of factors. Location (garage or attic) being the biggest consideration. For math calculation clarification, the price for a basic gas control valve replacement is usually between $300 to $350 “under warranty” and/or $500 to $550 when “NOT under warranty.” Other various water heater repairs, albeit rare typically run between $200 and $350.
Contrary to popular misconception, the most common repair is NOT the “thermocouple” (aka “pilot assembly”). Far too often a homeowner calls the manufacture, and they diagnose the problem as a failed “Pilot Assembly.” And why not… it is a $25 part. The pilot assembly (thermocouple) is shipped and arrives 2-3 days later. We show up to install it and guess what… it does not fix the issue! So now you are waiting another 2-3 days to get a gas control valve (GCV) in, and the homeowner is left paying for two different repair attempts. The lesson here is calling Earl’s Plumbing. We stock all of the most common gas valves & pilot assemblies on our trucks OR in our shop. If the heater is under warranty, we can often take the part from our truck and get it covered under the manufacturers’ warranty through our supplies. Warranty or not, we can usually get you repaired on the same day. That is UNLESS the water heater came from Home Depot or other Big Box Home Improvement operations… If so, you drew the short straw and are going to be taking cold showers for the next several days! Those parts are not available locally and must be shipped in.
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From fixing leaks to installing new water heater tanks, Earl’s has you covered! Explore our services below.
What Are the Most Common Forms of Frisco Water Heater Maintenance?
For the record, flushing a tank water heater is NOT required by the manufacturer for warranty purposes. Furthermore, flushing a traditional tank water heater will NOT extend the expected life of your Frisco water heater. However, what consistent & regular flushing WILL do is allow the water heater to heat more efficiently in its later years of its life. Keep in mind that a tank water heater installed in North Texas typically lasts 9 to 12 years. And this assumes that you do not have a salt tablet water softener that believe it or not, will reduce its longevity! So, if the water heater has been properly flushed in the years 1 through 8, then the mineral buildup at the bottom of the water heater will be slightly less and therefore will allow the water heater to be slightly more efficient in the years 9 through 12. But since natural gas is one of the most inexpensive utilities that we consume, the savings will be minimal and would NOT outweigh the cost of paying a licensed plumber (or even a handyman) to flush your water heaters every year. Please note that this differs considerably in regard to tankless water heaters and their respective warranty process where documented proof of regular maintenance is required.
But when it comes to proper maintenance of a tank water heater, there are items that are or might be part of the installation process that should be inspected periodically and/or replaced long before the tank water heaters expected end of life. The most common and often ignored to catastrophic consequences is the “Thermal Expansion Tank.” This is a code required item in many cities and most homes. More specifically in is or will be required in most homes in Frisco, McKinney, Little Elm, and Prosper. It is also required in certain areas of Plano OR if you have a one-way check valve OR backflow prevention device (ie: an RPZ). Because an RPZ is required if you have a water softener or whole house water filter system, then an expansion tank would also be required. An expansion tank has a manufacture life expectancy of 5 to 7 years. It should be replaced and properly pressurized between this time period or at a minimum the 7 year mark. Failure to do so could result in significant home damage via rupture or leak.
Another less common water heater accessory that produces great results and often gets ignored until there is a problem is the “Recirculation Pump”. This awesome little device can be added to any home even if you do not have a dedicated recirculation line. It reduces your hot water wait times from minutes to seconds while reducing water waste. BUT it too has a limited life that is usually less than the life of the water heater. That life expectancy is based on many factors to include the quality of the pump, water chemistry & hardness, scheduled use, etc. Some pumps run 24/7 while others operate on a timer. An example of this use disparity is a pump that runs 24/7 versus a pump that operates from 7AM to Midnight. In this example, at the 7 year mark, the pump on the timer has the equivalent of 2 less years in operational hours. At the end of the day, a recirculation pump has a limited lifespan, and bad things can happen when these fail due to just being forgotten about and not proactively inspecting and/or better yet replacing them when there are signs of corrosion or somewhere in between the 7 to 9 year mark.
Call (945) 523-8700Why Is My Water Not Getting Hot Anymore?
If the water does not seem to be getting as hot as it used to OR maybe it does not last as long as it did in the past; this could be a couple of possible issues. If this problem exists because of the water heater, then it is most likely an “age” related problem. This is especially true of you have just one water heater. However, many homes in North Texas have two water heaters. In these cases, one might be working while the other is not for some reason. If so, you might have a mixing issue where cold water is mixing with the hot water resulting in warm water or temperature fluctuations. This could be repair related and may not require a new water heater. However, based on age, sometimes it makes more sense to replace a water heater that is old versus spending hundreds of dollars to make a repair on an item that is closing in on its expected service life.
There is also the possibility that you might not have a water heater issue at all. Some homes in North Texas, although not required by code, have an “anti-scald device” installed. This is a lawsuit protection item due to small children turning on the tub or whatever and being scalded. This device premixes cold water with the hot before it gets to the faucet or bathroom fixtures. These devices typically only last about 3 to 5 years but it is based on use. We can replace them, but it is typically best just to remove them.
There is also the possibility that the problem is shower cartridge related, which is a far easier and least costly repair in comparison. Once again, it pays to be proactive in replacing shower cartridges. When used regularly or daily, a Moen shower cartridge should be replaced about every 5 to 7 years. A Delta shower cartridge should be replaced about every 7 to 9 years.
How Often Should My Tank Water Heater(s) Be Flushed?
Believe it or not and despite what you might have read or been told, the flushing of a tank water heater is NOT required by the manufacturer for warranty purposes. Furthermore, flushing a traditional tank water heater will NOT extend the expected life of the water heater. It is not harmful other than you might not be able to get the drain spout properly closed after a few years.
However, if you have not been consistent & regular since the first year and suddenly at year number four (or whatever) you decide that you should start flushing the water heater. You are probably wasting your time and definitely wasting your money. And as much as we would love to come & visit you, we will probably try and talk you out of wasting your money on this service. There are other plumbing companies that advertise this service for an ultra-low price. They are just trying to get their foot in the door. Those guys are more salesman than plumbers and the “annual flushing of a tank water heater” is more of a scare tactic & sales gimmick than it is a short-term benefit.
Regular and consistent flushing WILL allow your Frisco water heater to heat more efficiently in its later years of life. But when you consider that a tank water heater typically lasts 9 to 12 years, why spend the money to save a little on your gas utility bill in the distant future. By the way, the 9 to 12 years of life assumes that you do not have a salt tablet water softener!! And even though the water softener removes the hardwater minerals that cause scale to build up, the slightly saline water has a long-term negative effect when it comes in contact with the interior of the steel tank. Nobody will tell you this, but we have toured the AO Smith factory and the lab technician that has been in his position for 45+ years confirmed this in his testing.
Please note that this differs considerably in regard to tankless water heaters and their respective warranty process where documented proof of regular maintenance “IS” required. In addition, where a water softener has a negative long-term effect on a traditional tank water heaters life expectancy, a water softener extends maintenance intervals and helps with the maintenance of a tankless water heater.
What Is Considered a “Repairable” Item on a Tank Water Heater?
There are relatively few things that can go wrong with a traditional storage tank water heater. Please remember that a tank water heater has a limited life expectancy. In North Texas, that life expectancy is considered to be between 9 and 12 years for a natural gas water heater. That does not mean that the water heater will not continue to work longer than 12 years, but it will not run efficiently, and you are also exposed to higher risk of significant leak and/or a catastrophic rupture the older the water heater gets. This is especially important if the tank water heater is located in your attic, in an interior closet or above a living area. It is also important to take into consideration the age of the water heater when a repairable problem exists.
Ultimately, it is not our money or choice to make but choosing to spend $250 or more for a water heater repair when its at the end of its expected life definitely should be taken into consideration when this out of pocket expense could go towards a replacement.
Repairable items for a tank water heater are listed below in order of their frequency. Please note that the replacement of the Gas Control Valve (GCV) represents approximately 95% of all of the tank water heater repairs that we perform:
- Gas Control Valve (GCV) w/ Ignitor
- Thermocouple / Pilot Assembly
- Temperature & Pressure Relief Valve (T&P)
- Drain Spout (leaking or unable to fully close after flushing)
- Burner Assembly & Ignitor
The next group of items are technically not considered part of the water heater itself. Therefore, they would NOT be covered by the manufacturer’s stated warranty. Please note than many of these items are even less common for a repair than above. However, we would consider them part of the water heater installation process, and some require proactive replacement. We are including these in approximate order of repair frequency.
- Water Heater Shutoff Valve (controls on / off of water supply)
- Thermal Expansion Tank (code required in certain cities OR situations) SHOULD BE REPLACED EVERY 5-7 YEARS
- Water Flex Lines or Inlet / Outlet Connection (supplies water flow to & from the water heater)
- Gas Supply Flex Line / Gas Shutoff Valve
- Recirculation Pump and/or Crossover Tee (reduces hot water wait times and saves on water waste)
- Flood Stop / Emergency Shutoff Valve SHOULD BE REPLACED EVERY 10 YEARS
Last part on repairable items… A leaking tank water heater CANNOT be repaired. We can tell you over the phone whether your water heater is repairable with a couple of pictures or a short video and without you having to pay for a service call. In fact, we encourage you to call us with any and all questions. You would be surprised and even amazed what we can diagnose over the phone without charging you a dime. In addition, Earl’s Plumbing has a North Texas rule that we will not repair gas water heaters that are approaching 12 years or older. And we will not repair electric water heaters (rare in North Texas) that are approaching 11 years or older. There are other companies that will, but we cannot take your money in good conscience when a water heater is approaching or exceeding its normal life expectancy for our area of Texas. Yes, that means that we would rather lose you as a potential customer than take your money for a repair that will not extend the life of your water heater and may even cause more harm than good.
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Call the Frisco Plumbers from Earl’s to Restore Reliable Comfort to Your Home
If your water heater is malfunctioning, producing poor-quality heat, or not working at all, don’t hesitate to reach out to the professionals at Earl’s Plumbing. We’ll get your system up and running in no time! We’re happy to answer questions or provide estimates over the phone, and we don’t settle for anything less than the best when it comes to repairs. Call or contact us online today.
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Our mission is not only to be Texas’ best plumbers but also to be a positive presence in our communities. From humble beginnings to 4 locations, we are proud to serve Frisco and the surrounding area!
