Water Heater Repair in Magnolia and Seattle

Common problems and what they usually mean

• No hot water, gas tank: the pilot or burner isn’t staying lit. Common causes are the thermocouple or flame sensor, the gas control valve, or a venting or air-supply problem tripping a safety.
• No hot water, electric tank: a tripped breaker or high-limit reset, or a failed heating element or thermostat.
• Not enough hot water: a failed lower element (electric), a broken dip tube, a thermostat setting, or a tank that’s simply too small for the household.
• Relief valve dripping or discharging: too much pressure or temperature. It’s a safety device doing its job, and the cause needs finding.
• Water under the tank: could be a fitting, a valve, the relief valve’s discharge, or the tank itself. A leaking tank body can’t be repaired.
• Rotten-egg smell in hot water or rumbling and popping: anode or sediment issues, worth a look before they become leaks.

Gas safety and carbon monoxide

Public Health – Seattle & King County says its inspectors have seen an increase in incorrectly installed gas water heaters that led to dangerous carbon monoxide levels in occupied spaces. It's one reason the agency now requires permits for replacements (Public Health).

If a gas water heater’s vent is disconnected, rusted through, or back-drafting (scorch marks at the draft hood, or a CO alarm going off), stop using it and have it looked at. Every home with gas appliances should have working CO alarms.

Seattle’s water and your water heater

Seattle Public Utilities' August 2025 water analysis put hardness at 1.20–1.48 grains per gallon for its Cedar and Tolt supplies, which is low in hardness minerals. That means less mineral scale than in hard-water regions. Sediment, anode wear and corrosion still happen, so tank age and condition matter more than scale when deciding repair vs. replace (SPU water analysis).

Repair or replace?

A repair usually makes sense when:

• The tank itself is dry and sound, and the failed part is a thermocouple, gas valve, element, thermostat or relief valve.
• The heater is the right size for the household and vents correctly.

Replacement usually makes more sense when the tank body leaks, the heater is near the end of its expected life, or the venting or gas supply needs significant rework anyway. See water heater replacement and our guide to Seattle’s 2026 water heater permit rule.

Permits for repairs vs. replacements

Public Health – Seattle & King County issues plumbing and gas permits in Seattle. A permit is required whenever a plumbing or gas piping system is installed, relocated or changed, and starting July 1, 2026, for all replacement water heaters, including like-for-like swaps (Public Health permits; April 2026 newsletter). Routine part replacement on an existing heater is a different question; we'll tell you if a repair needs a permit.

Booking a repair

Call 206-593-3737 with the heater’s fuel type (gas or electric), its approximate age, and what it’s doing. A photo of the rating label helps.

Where we offer water heater repair

• Magnolia: our home neighborhood (98199).
• Queen Anne: basement and closet installs in older Queen Anne homes
• Interbay
• Ballard: townhome and condo units with tight closets
• Fremont: gas and electric tanks in older 98103 homes

Homeowner guides

• Seattle’s Water Heater Permit Rule (July 2026): Why a like-for-like water heater swap now needs a permit, and what happens if it’s skipped.

Related services

• Water Heater Replacement: Replacing a water heater under Seattle’s 2026 permit rule, with gas, electric and heat-pump choices explained.
• Leak Repair: Find and fix leaking supply pipes, drain lines, valves and fittings before they damage the house.
• Emergency Plumbing: Sewer backups, burst pipes and major leaks: what to do first, and how to reach us fast.
• Drain Cleaning: Kitchen, bath, laundry and main-line clogs cleared, with a camera when the clog keeps coming back.

All plumbing and sewer services