10 Common Water Heater Problems & How to Fix Them

In Spokane’s cold weather, running into water heater problems can be especially challenging. Some issues you can solve yourself at home, while others are potentially dangerous and require a call to a local plumber. With over 25 years of experience serving Spokane, JLR Plumbing knows these problems inside and out—and in this blog, we’ll show you how to handle them.

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1. No Power on Electric Water Heater

Symptoms

• Completely cold tank

• No heating element noise

Quick Fix

1. Turn off the circuit breaker and then back on to reset.

2. If it trips again immediately, switch the breaker OFF and test the heating element with a multimeter (a shorted element often causes repeated trips).

3. When in doubt—or if you’re uncomfortable with electrical work—call a licensed electrician.

Why It Matters for Your Water Heater’s Lifespan

Repeated breaker trips signal a serious electrical fault that can damage components over time.

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2. Pilot Light Won’t Stay Lit on Gas Water Heater

Symptoms

• Pilot lights, then goes out

• No flame under the burner

Step-by-Step Repair

1. Turn the control knob to “Pilot” and hold it down.

2. Ignite per your model’s instructions; hold for 30–60 seconds to heat the thermocouple.

3. If the pilot still dies, gently clean the thermocouple tip with fine sandpaper—or replace the entire pilot assembly if cleaning doesn’t help.

Pro Tip

A faulty thermocouple accounts for 70% of “won’t stay lit” issues—regular cleaning prevents build-up and keeps your hot water flowing.

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3. Erratic Temperatures from a Bad Thermostat

Symptoms

• Water too hot or too cold

• Fluctuating shower temperatures

DIY Solution

1. Shut off power and remove the thermostat access panel.

2. Use a multimeter to check continuity between the “R” and “W” terminals.

3. Adjust the setpoint to 120 °F (ideal for safety and energy efficiency).

4. Replace the thermostat if it fails continuity tests.

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4. One or Both Heating Elements Burned Out (Electric)

Symptoms

• Lukewarm water

• One element zone works, the other doesn’t

How to Replace an Element

1. Power down and drain a few gallons so the element stays covered.

2. Remove its cover plate and gasket.

3. Test each element (10–30 Ω expected).

4. Swap in same-wattage replacements; don’t overtighten the new gasket.

5. Refill the tank and power back on.

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5. Sediment Buildup in the Water Heater Tank

Symptoms

• Rumbling or popping noises

• Reduced hot-water capacity

Flushing Method

1. Turn off power/gas, attach a hose to the drain valve.

2. Open a hot-water faucet to admit air.

3. Drain until water runs clear; repeat if you see sand or grit.

4. Close valve, remove the hose, refill, and restore power/gas.

Maintenance Tip

Flush your water heater annually—more often in hard-water areas—to prevent corrosion and element burnout.

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6. Tripped High-Limit (ECO) Switch

Symptoms

• Total shutdown of the heater

• No hot water until reset

Reset Procedure

1. Cut power and remove the access panel.

2. Press the red reset button firmly until it clicks.

3. Restore power.

Note: If it trips again, suspect a shorted element or wiring fault—time to call a technician.

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7. No Gas Flow to Your Water Heater

Symptoms

• Pilot lit but no burner flame

• Cold water persists

Basic Troubleshooting

1. Verify the exterior gas shut-off valve is open (lever parallel to the pipe).

2. Check other gas appliances; if they’re out too, call your gas utility.

3. If it’s only the water heater, inspect the flexible gas line for kinks or damage and replace if needed.

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8. Leaks Around the Water Heater

Symptoms

• Water pooling at the base

• Drips from fittings or valves

Fixing Drips & Small Leaks

1. Dry the area and inspect the drain valve, T&P valve, and pipe fittings.

2. Tighten loose nuts—avoid cracking plastic components.

3. Replace a faulty drain valve:

   • Shut off water, drain below the valve, unscrew, and install a new one with plumber’s tape.

4. If the tank seam leaks, the unit is corroded—plan for a full replacement.

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9. Faulty Temperature & Pressure (T&P) Relief Valve

Symptoms

• Continuous dripping from the T&P valve

• Occasional spurting

Valve Replacement Steps

1. Lift and release the lever; water should flow then stop.

2. If it continues dripping, drain below the outlet, unscrew the old valve, and install a new one with plumber’s tape.

3. Confirm system pressure remains below 150 psi.

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10. Worn-Out Anode Rod

Symptoms

• Rusty or discolored hot water

• Accelerated tank corrosion

Rod Replacement Guide

1. Turn off power/gas and water; drain a few gallons.

2. Unscrew the hex-head anode rod on the tank top (socket wrench required).

3. If it’s over 50% eroded or coated, swap in a new magnesium or aluminum-zinc rod.

4. Reinstall, refill, and power back up.

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Safety & Smart Maintenance

• Always cut power and water before servicing your water heater.

• Keep the thermostat at 120 °F to avoid scalds and save energy.

• Install carbon-monoxide detectors when you have a gas water heater.

• Schedule professional inspections every 3–5 years for wiring, gas lines, and tank health.

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Keeping your water heater in peak condition means fewer cold showers—and more peace of mind. Follow these tips to extend its life, improve efficiency, and stay safe. If you encounter any problem beyond DIY fixes, contact JLR Plumbing—your local Spokane water heater experts with over 25 years of experience.