Water heater repair: the short answer
No hot water, a tank leaking at the base, rusty hot water or rumbling and popping noises usually mean a water heater needs repair or replacement. A leak from the tank itself almost always means replacement, while problems with a burner, heating element, thermostat or valve can often be repaired. Call (207) 555-0163 to speak with a local plumber in the Portland area.
Common water heater problems
| What you notice | Common causes |
|---|---|
| No hot water | Pilot or burner out, failed heating element or thermostat, tripped breaker, empty fuel tank or a boiler problem |
| Hot water runs out fast | A failed element, sediment in the tank or a heater too small for the household |
| Water at the base | A leaking drain valve or fitting, or a tank that has rusted through |
| Relief valve dripping | Too much temperature or pressure, a failing valve or a missing expansion tank |
| Rusty hot water or odor | Corrosion inside the tank or a worn anode rod |
| Rumbling or popping | Sediment on the bottom of the tank |
For other problems, see our overview of plumbers in Portland, ME, or read no hot water? common causes.
How urgent is it?
A leaking tank is urgent. No hot water can usually wait a day.
If the tank is leaking, close the cold-water valve on top of the heater and turn off its power or set the gas control to off, then call. A relief valve that keeps discharging is a safety device doing its job, so have it checked promptly rather than capping it.
Types of water heaters in Maine homes
- Tank heaters: electric, gas, propane or oil-fired storage tanks.
- Boiler-fed systems: many Maine homes heat with oil, just over half in 2023 according to Census data cited by the Governor's office, and some make hot water from the boiler through a coil or an indirect tank. If the boiler stops, so does the hot water. See boiler repair.
- Tankless heaters: heat water on demand and need correct gas or electrical supply and venting.
- Heat pump water heaters: electric units that move heat from the surrounding air.
Who works on what
The water side of a water heater, meaning the tank, piping, valves and connections, is plumbing work. In Maine, oil burner and propane and natural gas work is licensed by the Maine Fuel Board, which offers free license verification online. Many companies employ technicians with both licenses, so ask which ones will be on your job.
Repair or replace?
- Repair usually makes sense for a failed element, thermostat, gas valve, burner part or leaking fitting on a tank in good shape.
- Replace when the tank itself leaks, the heater is near the end of its life, repairs keep adding up or the household has outgrown it.
We go through it step by step in water heater: repair or replace?.
What happens during a water heater visit
Check power or fuel
Breakers and elements on electric units; pilot, burner and gas or oil supply on fuel-fired units.
Test the controls
Thermostats, the gas control, the relief valve and, on fuel-fired units, the venting.
Inspect the tank
Leaks, corrosion, sediment and the age on the label.
Repair or quote a replacement
Including size, fuel, venting, any code updates and whether a permit is needed.
Temperature and Portland's soft water
The US Department of Energy says most households only need their water heater set to 120°F, and a lower setting cuts scale, corrosion and the risk of scalding. Portland Water District reports a hardness of about 8 mg/L, which is very soft water, so heaters on PWD water see less mineral scale than in hard-water areas. On a different water system, such as the Yarmouth Water District's wells or Maine Water in Biddeford and Saco, ask the plumber whether regular flushing is worth it.
What affects the cost
- Type and fuel: electric, gas, oil-fired, indirect, tankless or heat pump.
- Size: tank capacity or tankless flow rate for your household.
- Venting and supply changes: especially when switching types or fuels.
- Location: an open basement is easier than a closet or attic.
- Code updates: an expansion tank, relief valve discharge piping or new shutoff valves.
- Permit and haul-away of the old unit.
See the plumbing cost guide.
Questions to ask before you hire
- Are you licensed for plumbing, and for gas or oil work if my heater needs it?
- What size do you recommend, and why?
- Does this installation need a permit?
- What warranty covers the tank, the parts and your labor?
- Is removing the old heater included?
What to have ready when you call
- the type: electric, gas, propane, oil-fired, tankless or boiler-fed
- the age and size from the label, or a photo of it
- what's happening: no hot water, a leak, noise or discolored water
- where the heater is located