Common problems
- No hot water or hot water that runs out quickly
- Water pooling around the base of the tank
- Rumbling, popping or banging noises
- Rusty or discolored hot water
- Pilot light that won't stay lit (gas units)
- Tankless unit showing error codes
Signs it’s time to get help
- The tank itself is leaking (not just a fitting)
- The unit is more than 10–12 years old and having problems
- Your energy bills have crept up without explanation
- The temperature-pressure relief valve is releasing water
What happens next
- Tell us the type of unit (tank or tankless, gas or electric) and its approximate age if you know it.
- An independent provider contacts you to troubleshoot and discuss repair or replacement.
- Replacements in Oregon generally require a permit and proper seismic strapping — ask your provider how they handle this.
Safety comes first
- If you smell gas near a gas water heater, leave the home and call your gas utility or 911 from outside.
- To stop a leaking tank, turn off the cold-water supply valve above the heater, then turn off the gas or electrical power to the unit.
- Hot water and tank surfaces can scald — don't attempt to drain a tank that's just been running.