Hot Water Tank Repair & Maintenance in Langley & Surrey

Most standard hot water tank repairs range from $150 to $450, depending on the parts required (such as a thermocouple, gas valve, or heating element). We provide a professional diagnostic first to ensure a repair is more cost-effective than a replacement.

Knocking or “kettling” noises are caused by sediment buildup at the bottom of the tank. As water gets trapped under the sediment and boils, it creates steam bubbles that “pop,” causing the noise. A professional tank flush can usually resolve this issue.

We recommend a professional tank flush and inspection once per year. Regular maintenance can extend the life of your traditional tank by 3–5 years and helps maintain the manufacturer’s warranty.

If you see a leak, you should immediately turn off the gas/power and shut off the cold water supply valve at the top of the tank. Once the system is safe, call a licensed plumber to determine if the leak is from a replaceable valve or if the tank has suffered a structural crack.

In the Lower Mainland, a standard traditional hot water tank typically lasts between 8 and 12 years. Electric tanks often lean toward the longer end (12 years), while gas models usually average around 10 years due to the stress of the burner. If your tank is over 10 years old, it is “living on borrowed time,” and the risk of a catastrophic leak increases significantly.

If the tank shell itself is leaking, it must be replaced; there is no safe way to “patch” a cracked tank. For other issues, we recommend the “50% Rule”: if a repair costs more than half the price of a new unit—or if the tank is over 8 years old—replacement is usually the more cost-effective long-term choice. Minor issues like a $150 thermocouple replacement are worth doing on a newer tank (under 6 years).

No. In British Columbia, the Safety Standards Act and provincial plumbing codes are very strict. Any repair involving a gas-fired tank must be performed by a licensed gas fitter by law to prevent carbon monoxide leaks or explosions. For electric tanks, professional installation is required to ensure the T&P safety valve is correctly calibrated and the high-voltage wiring meets BC Hydro safety standards. Attempting a DIY repair can void your home insurance and manufacturer warranty.