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Water heaters
Water Heater Repair and Replacement
No hot water, not enough hot water, rusty water or a puddle under the tank: we find out why, tell you whether repair or replacement makes more sense, and install it to code.
- Gas & electric
- Repair or replace
- Proper venting
- Permits handled
Request a Plumber
Tell us what is going on. We call you back to talk it through and set up a visit. For water running right now, call (734) 228-7852.
No obligation. By sending, you agree we may call, text or e-mail you about this request. Calls may be recorded. Privacy Policy
Symptoms
Common Water Heater Problems
No hot water
Often a pilot, thermocouple, gas valve or igniter on gas models, or an element or thermostat on electric.
Hot water runs out fast
Sediment, a failed element or dip tube, or a heater too small for the household.
Water around the tank
Could be a fitting or relief valve, or a leaking tank, which means replacement.
Rumbling or popping
Sediment from hard water heating and boiling at the bottom of the tank.
Rusty or smelly hot water
Corrosion inside the tank or a worn anode rod.
Relief valve dripping
Too much pressure or temperature. Have it checked: the valve is a safety device.
Repair or replace?
When a Water Heater Is Worth Repairing
Thermocouples, igniters, gas valves, heating elements, thermostats and relief valves can all be replaced. A repair usually makes sense on a heater that is well within its expected life and has a sound tank.
A leaking tank can’t be fixed, and an older heater with a costly part failing is often better replaced. We give you both prices when both are options.
- Gas and electric tank water heaters
- Relief valves, expansion tanks and drain valves
- Flushing sediment from the tank
- Gas connections and venting checked on every install
Replacement
A Water Heater Replacement, Done Properly
Size it right
Household size, bathrooms and simultaneous use set the tank size and recovery rate.
Choose the type
Gas or electric tank, power-vent, or a tankless unit if your home suits one.
Install to code
New connections, a relief valve with a proper discharge line, venting and, where needed, an expansion tank.
Permit and haul-away
Permits pulled where required and the old heater taken away.
Local water
Hard Water and Your Water Heater
The City of Ann Arbor’s 2025 water quality report puts average hardness at about 7.4 grains per gallon, ranging from about 4.3 to 10.5. Many private wells in the county are harder still.
Hard water leaves scale in the tank, which is the rumbling you hear and one reason heaters lose capacity. Flushing the tank periodically, and a water softener where the water warrants one, helps a heater last.
FAQ
Water Heater Questions
How long does a tank water heater last?
Many tank heaters last somewhere around 8 to 12 years, sometimes longer with good water and maintenance. Hard water, high temperatures and skipped maintenance shorten that. The serial number on the label usually encodes the manufacture date.
Do I need a permit to replace a water heater?
In most Michigan communities, yes, because the job involves plumbing and, for gas models, gas piping and venting. In Ann Arbor, permits go through the city’s STREAM portal. The installer pulls the permit.
Should I go tankless?
Tankless heaters give continuous hot water and take up little space, but they cost more up front and may need a larger gas line, new venting and protection from hard water. They make the most sense when you plan to stay in the home. See our tankless page for the trade-offs.
Why is my water heater leaking?
Check where the water comes from. A drip from the relief valve discharge pipe or a fitting on top can often be repaired. Water coming from the bottom of the tank usually means the tank itself is failing, and it should be replaced before it lets go.
What temperature should my water heater be set to?
120°F is a common recommendation: hot enough for most household use and lower scalding risk. Check with your plumber if anyone in the home has special needs.
How much does a new water heater cost?
It depends on the type and size, gas or electric, venting, code updates and the permit. Typical ranges are on our plumbing costs page, financing is available at 25 months same as cash on approved credit, and you get the full price before work starts.
Also helpful
Related Plumbing Services
Problems in one part of the plumbing often point to another. These services go hand in hand.
Tankless Water Heaters
Endless hot water in a wall-mounted unit, if your gas line, venting and water quality suit one.
Learn more →Gas Lines
Gas piping for ranges, dryers, water heaters and generators, installed and tested with a permit.
Learn more →Water Softeners
Softeners and filtration chosen from your actual water: Ann Arbor city water, YCUA water or a private well.
Learn more →24/7 in Ann Arbor & Washtenaw County
No Hot Water? Let’s Fix It
Call (734) 228-7852 for water heater repair or a replacement quote.
Request service
Tell Us What’s Going On
Send a few details and we will call you back to talk it through and set up a visit. We answer 24/7: for water running or sewage backing up right now, call (734) 228-7852.
- 24/7 emergency service, nights, weekends and holidays
- $99 diagnostic fee, applied to the repair
- Financing: 25 months same as cash, on approved credit
- The price explained before work starts
- Call(734) 228-7852
- Service areaAnn Arbor & Washtenaw County
- LicensingMichigan plumbing license #A111705
Request a Plumber
Tell us what is going on. We call you back to talk it through and set up a visit. For water running right now, call (734) 228-7852.
No obligation. By sending, you agree we may call, text or e-mail you about this request. Calls may be recorded. Privacy Policy