A water heater that isn't working properly touches every part of a household — dishes, laundry, showers, all at once. Pasco Plumbing installs, repairs, and replaces both tank and tankless water heaters across Washington, and we try to give you a straight answer on whether a repair makes sense or whether the unit has reached the point where replacement is the better value.
Water heaters are one of the most misdiagnosed pieces of home plumbing, partly because several different issues can produce the same symptom — no hot water can mean a failed heating element, a tripped thermostat, a bad gas valve, or sediment buildup insulating the burner from the tank. We diagnose based on what's actually happening inside the unit, not just the model or its age.
On The Job — Water Heater ServiceFree Estimate: We'll assess the problem and give you a clear, upfront price before any work begins — every time, no exceptions.
Signs You Need Water Heater Installation & Repair
- No hot water, or hot water that runs out much faster than it used to
- Water that's lukewarm no matter how long you wait
- Rumbling, popping, or banging sounds coming from the tank
- Water with a rusty color or metallic smell coming from hot water taps
- Visible water pooling around the base of the water heater
- A pilot light that won't stay lit, or a gas smell near the unit
- The water heater is 10+ years old and has never been serviced
- Fluctuating water temperature during a single shower
Repair Or Replace: How We Help You Decide
Not every water heater issue means buying a new unit. A failed heating element, a bad thermocouple, a faulty thermostat, or a broken gas valve are all repairable issues on an otherwise sound tank. We check the age of the unit, the condition of the tank itself, and the cost of the repair relative to a replacement, then lay out both options with real numbers so you can decide.
As a general rule, a standard tank water heater has a working life of roughly 8 to 12 years. Once a unit is well into that range and starts showing multiple issues — sediment buildup, rust, inconsistent heating — repeated repairs often cost more over time than replacing it with a new, more efficient unit. We'll tell you honestly where your water heater falls on that line.
Tank Vs. Tankless: What Actually Fits Your Home
Tank water heaters are the more familiar option — they store and continuously heat a set volume of water, they're generally less expensive to install, and they're straightforward to size for most households. Tankless water heaters heat water on demand as it flows through the unit, which means no standby heat loss and, in the right household, lower energy use and effectively unlimited hot water.
The right choice depends on household size, hot water usage patterns, available space, and existing gas or electrical service, since tankless units often require upgraded gas lines or electrical capacity. We walk through your household's actual usage — not a generic recommendation — before suggesting one over the other, and give you a free estimate for whichever direction makes sense.
Installation Done Right The First Time
A water heater installation involves more than setting a new unit where the old one sat. We check venting, gas line sizing or electrical capacity, the condition of the water lines and shutoff valves, and code-relevant details like temperature and pressure relief valve routing and, for many installations, seismic strapping — a detail that matters throughout Washington. Getting these details right the first time is what keeps a new water heater trouble-free for years rather than months.
Our Process
Describe The Issue
Tell us what's happening — no hot water, strange noises, visible leaking — and the approximate age of your unit.
On-Site Diagnosis
We inspect the unit, test components, and identify whether this is a repair or a replacement situation.
Free Estimate
You get clear pricing for the repair, or for a tank or tankless replacement if that's the better long-term value.
Install Or Repair
We complete the work, test hot water delivery and temperature, and confirm everything is venting and draining correctly.
Frequently Asked Questions
Most standard tank water heaters last 8 to 12 years with normal use. Tankless units often last longer with proper maintenance. Water quality, usage, and whether the unit has been serviced all affect that range.
It depends on the age and the specific issue. A single, inexpensive repair on a unit that's a few years old is usually worth it. Multiple issues on a unit past 10 years old often costs more to keep patching than to replace.
Yes, we install both tank and tankless systems and can walk you through which fits your household's hot water usage and existing gas or electrical setup.
Shut off the water supply to the unit and the power or gas if you can safely do so, then call us. An actively leaking tank usually means the tank itself has failed and needs replacement.
Yes, we're available 24/7 for water heaters that have failed completely or are actively leaking.
Most standard tank replacements are completed in a few hours. Tankless installations or those requiring gas line or electrical upgrades can take longer — we'll give you a realistic timeframe during your estimate.
Sizing depends on household size, number of bathrooms, and peak hot water usage. We calculate this based on your actual household rather than a generic rule of thumb.