Is your hot water tank about to fail? 6 warning signs

1. It's getting old

Many tank water heaters last somewhere around 8 to 12 years, depending on the water, the tank and how it's been maintained. The manufacture date is usually on the label on the side of the tank, sometimes built into the serial number. If yours is past ten years, start watching it closely.

2. Rusty or discoloured hot water

If the hot water runs brown or rusty but the cold water is clear, the inside of the tank may be corroding.

3. Rumbling, popping or banging

Over the years, sediment settles at the bottom of the tank and hardens. The noise is water heating underneath that layer. It makes the tank work harder and wears it out faster.

4. Water around the base

Any moisture or pooling around the bottom of the tank needs a look. It might be a loose fitting or valve, which is repairable, or the tank itself, which is not.

5. Not enough hot water

If showers are running cold sooner than they used to, or the water never gets properly hot, a heating element, thermostat or sediment build-up may be the cause.

6. A dripping relief valve

The temperature and pressure relief valve is a safety device near the top of the tank. If it drips or releases water regularly, have it checked. Don't cap or plug it.

If your tank is leaking right now

1. Electric tank: switch off its breaker at the electrical panel. Gas tank: turn the gas control on the tank to "off" or "pilot".
2. Close the cold-water valve on the pipe going into the top of the tank.
3. If you smell gas, leave the house and call your gas utility's emergency line or 911 from outside.
4. Take photos, then call a plumber.

Repair or replace?

Valves, elements and thermostats can usually be repaired. A tank that is leaking from its body has reached the end of its life. Replacing an older tank on your own schedule is almost always cheaper and less stressful than replacing it after it floods.