3 services · San Francisco
Water heaters in San Francisco, CA
Most tank water heaters last about 8 to 12 years. A plumber can often repair a heater that stops making hot water, but a tank that leaks from the bottom has failed and needs to be replaced. Tankless heaters last longer but cost more to install, especially if the gas line or venting has to change.
- Licensed local plumbers
- The problem explained before work starts
- Price agreed before the job begins
Water heaters services in San Francisco
Water heater repair
UrgentIf a gas water heater has no hot water, the pilot, thermocouple or gas valve is the usual cause; on an electric heater it's usually an element or thermostat. Those parts are repairable. A tank that leaks from the bottom can't be repaired and needs to be replaced.
Water heater replacement
A leaking tank or a heater past about 10 years old is usually replaced rather than repaired. A proper install includes a permit, correct venting (adjusted for altitude where needed), an expansion tank where required, a drip leg on the gas line and a relief valve discharge pipe.
Tankless water heaters
A tankless water heater heats water as it flows, so it doesn't run out, but it needs a larger gas line, its own venting and a unit rated for your elevation. Installed correctly and descaled regularly, it can outlast a tank heater.
Local conditions
Water heaters in San Francisco: what's different
San Francisco requires water heaters to be strapped against earthquakes, and seismic gas shutoff valves are a common upgrade. In Victorians and Edwardians, heaters are often squeezed into basements, closets or garages added long after the house was built.
Pressure varies a lot across the city's hills, and homes at the bottom of a slope can see high pressure that strains tanks and relief valves, while hilltop homes may need booster pumps. Replacement is a good time to check for a pressure reducing valve and an expansion tank. Permits come from the Department of Building Inspection.
- Water and sewer in San Francisco
- The San Francisco Public Utilities Commission (SFPUC) supplies Hetch Hetchy water and runs the city's combined sewer system.
- Permits in San Francisco
- Plumbing permits are issued by the San Francisco Department of Building Inspection (DBI).
San Francisco housing and plumbing
Victorians and Edwardians in the Mission, Noe Valley and Pacific Heights have cast-iron and older drains, often with plumbing added over decades. The Sunset and Richmond have 1920s–1950s row homes with garages at street level.
Other San Francisco conditions that affect plumbing
- Owner-responsible laterals: Property owners are responsible for the sewer lateral to the main, including under the sidewalk, which is often clay or cast iron in older homes.
- Combined sewer system: San Francisco's combined sewers can back up into low basements and garages during heavy rain.
- Seismic requirements: Water heaters must be strapped, and gas shutoff valves are common upgrades.
- Hills and water pressure: Pressure varies a lot across San Francisco's hills, and some homes need pressure reducing valves or booster pumps to protect fixtures and water heaters.
Neighborhoods and ZIP codes
Plumbers on Thawline cover San Francisco and City and County of San Francisco, including Mission, Sunset, Richmond District, Noe Valley, Bernal Heights, Pacific Heights. ZIP codes: 94102 · 94103 · 94104 · 94105 · 94107 · 94108.
When to call a plumber in San Francisco
- No hot water, or hot water that runs out much faster than it used to
- Water pooling around the base of the tank
- Rumbling or popping from the tank
- Rusty or smelly hot water
- A pilot that won't stay lit or a tankless unit showing an error code
- A heater more than 10 years old before it fails
How these problems start and how to choose between repair options is covered in the water heaters guide.
Water heaters questions in San Francisco
Why does my San Francisco water heater relief valve drip?
How long does a water heater replacement take?
More plumbing in San Francisco
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