Plumbing Maintenance: Tips from Tacoma's Trusted Plumbers

There's nothing quite like the shock of stepping into a morning shower only to be hit with ice-cold water. Or finding a puddle around your water heater. Or fiddling with the pilot light for the third time this month, wondering why it won't stay lit. When your water heater starts acting up, you face an immediate question: Can this be fixed, or is it time for a new one? Getting it right can save you hundreds—or even thousands—of dollars. Let's walk through what you need to know. Average Lifespan of Water Heaters Traditional tank water heaters (gas and electric) typically last 8 to 12 years . Gas models may wear out closer to 8-10 years, while electric tanks often reach 10-12 years with proper care. Tankless water heaters can last 15 to 20 years or more with regular maintenance. The trade-off is higher upfront cost, but extended lifespan often balances that out. Several factors shorten lifespan: hard water accelerates corrosion, sediment creates hot spots that damage tank lining, and neglected maintenance turns small problems into big ones. If your water heater is approaching its expected lifespan, have a professional look—even if it's still working. Catching problems early gives you time to plan rather than scrambling for emergency replacement. Signs It's Time to Replace Some symptoms mean it's time to shop for a new water heater: Rusty or discolored water from hot taps signals tank corrosion. Once rust starts, it doesn't stop—and a corroded tank will eventually leak. Leaks or moisture at the tank base mean the inner lining has failed. There's no fixing this. If you see water pooling, plan for replacement immediately before a small leak becomes a flood. Loud popping or rumbling noises indicate serious sediment buildup. If your water heater sounds like a popcorn machine, damage may already be done to heating elements or tank lining. Repeated pilot light failures on gas units—especially after replacing the thermocouple—suggest deeper problems with the gas valve or control system. Rising energy bills without increased usage signal lost efficiency. An aging unit works harder to deliver the same hot water, driving up utility costs monthly. Age plus any major issue is the clincher. If your water heater is over 10 years old and showing these symptoms, replacement almost always makes more financial sense than repair. When a Repair Might Be Enough Not every problem means game over. Some fixes are straightforward and cost-effective: Thermostat issues on electric heaters are inexpensive to fix Heating element replacement restores full function for a fraction of replacement cost Pilot light components like thermocouples are relatively cheap to replace Pressure relief valve replacement is a simple safety-critical fix Annual maintenance like flushing and anode rod checks prevent major problems The key question: How old is your unit? Under 6 years with a minor repair? Fix it. Over 10 years? Even modest repair costs might be better spent toward a new, efficient unit. Upgrade Options for Tacoma Homes Tankless water heaters offer compelling benefits: endless hot water on demand, 20-30% energy savings, space savings with wall mounting, and 15-20+ year lifespan. Trade-offs include higher upfront cost (2-3 times a tank heater), proper sizing requirements for peak demand, and installation complexity that may require upgraded gas lines or electrical service in older homes. Good news for Tacoma homeowners: many older homes in Stadium District, North End, Hilltop, and surrounding neighborhoods can accommodate tankless retrofits with minimal modifications. A qualified plumber can assess your setup. If tankless doesn't fit your budget or home, upgrading to a high-efficiency tank water heater still delivers significant energy savings. Cost Factors and Timelines Repairs: Most complete in 1-2 hours during a single service call. Common repairs typically range from $150 to $500. Replacements: Tank-to-tank replacement takes 2-4 hours. Tankless installations may take a full day or two visits. A reputable plumber provides clear diagnosis before starting work, explains options honestly, offers upfront pricing, and discusses financing if needed. Many companies offer payment plans that make upgrading affordable. Maintenance to Extend Lifespan Flush annually to remove sediment buildup. Set temperature to 120°F —hot enough for household use while reducing corrosion and energy waste. Check the anode rod every 2-3 years; replacing this $20 part beats replacing a $1,200 heater. Schedule professional inspections if your unit is over 6 years old. Don't Gamble With Your Hot Water Water heater problems rarely resolve themselves. That strange noise or occasional cold shower is your first warning—ignoring it risks complete breakdown at the worst time. Ready to find out what's going on? Schedule an inspection today. We'll give you an honest assessment, explain your options clearly, and help you make the right decision for your home and budget.  Serving Tacoma homeowners with straightforward plumbing solutions. Because you deserve reliable hot water—and honest answers.

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