Water Heater Questions From Draper Homeowners

The failed part decides it more than the age does. DOE gives most storage tanks 10 to 15 years, and Rheem says a leak through the tank wall means replacement. Your plumber finds the fault and reads the label age before recommending either path. Home

It flags a fault: on an A.O. Smith thermopile model, 2 flashes mean low millivolts and 4 mean a tripped overheat sensor. Count the flashes and give that number to your plumber. Gas Water Heater Repair

Not for a sound tank, since the May 6, 2029 standard covers heaters made from that date on. Your plumber weighs the tank's age against DOE's 10 to 15 year range before you choose. Electric Water Heater Repair

Yes, code 12 is a repair call, and Rinnai's VC manual lists it as flame failure. The plumber checks the gas supply, flame sensing, and vent before pricing parts. Tankless Water Heater Repair

A sound one does, since DOE says tankless water heaters can last more than 20 years. A plumber looks at the heat exchanger for scale damage, which Rinnai's warranty excludes, before you decide.

The failed part decides, since 12 years sits inside DOE's 10 to 15 year range and A.O. Smith calls a cracked tank a replacement. Ask the plumber to set the repair bill beside the replacement bill.

Not on its own, because A.O. Smith says almost all leaks occur at connections and are not a tank leak. Your plumber traces the water to its source before talking about replacement. Water Heater Leaking

Lehi's median home dates from 2007, and 8.5% of its 24,436 housing units were built before 1980, per ACS 2024. Venting and connections on an older home get checked before a new heater goes in. Lehi

Draper City's earthquake handout says to strap the water heater to the structure and use flexible gas and water connections. USGS puts the odds of an M6.75 or larger Wasatch Front quake in 50 years at 43%. Request a check of your straps during the visit.

Yes, CPSC says never store or use gasoline indoors where vapors can ignite. Tank-type gas heaters made after July 1, 2003 carry flammable vapor safety technology, per CPSC.

CPSC urges 120°F and says most adults suffer third-degree burns at 150 degrees in 2 seconds. Both thermostat settings get a look when the tank starts up.

Yes, Draper City Building Department's handout says to seismically strap your water heater to the structure. Your plumber straps the new tank in place during the swap.

A.O. Smith says its FVIR system can disable the heater when the air supply is inadequate or the installation is improper. A plumber checks the air supply and the FVIR thermal switch.

It is the T&P relief valve discharge pipe, and the valve releases hot water to reduce explosion risk, per A.O. Smith. Never cap or plug that valve or pipe; your plumber finds why it discharged.

No, A.O. Smith says a heater that had a flammable vapor incident needs the whole heater replaced. Your plumber handles that as a full replacement. Pilot Light or Ignition Problems

Yes, CPSC lists water heaters among fuel-burning appliances that can produce CO when they malfunction. CPSC urges CO alarms on every level of the home and outside sleeping areas.

Leave the building and call Enbridge Gas Utah from a neighbor's phone, per A.O. Smith. Call the fire department when you cannot reach the supplier, and do not light any appliance or touch electric switches.

On a Rinnai VC unit, code 10 points to an air supply or exhaust blockage. The intake and exhaust path is the first thing a plumber checks.

Rinnai's VC manual ties both codes to an overheat condition. Your plumber traces the cause of the overheat.

No, a smell from the hot tap points to the water in the heater. A gas smell near the heater is different: leave and call Enbridge Gas Utah, per A.O. Smith. Rusty or Smelly Hot Water

A Utah licensed plumbing contractor files it, or the homeowner does as an Owner-Builder on a residential property, per Draper's portal. Draper's Building Division at City Hall issues it. Ask who files the permit when you call.

No, the permit office follows city limits, not the mailing ZIP code. The city that holds your address takes the permit. Tell us your address, and we name the building office that handles it. Nearby Areas

Draper's portal calls for permit work by a Utah licensed plumbing contractor or by the homeowner as an Owner-Builder on a residential property. Check the license number in the Division of Professional Licensing's public lookup.

Yes, on a residential property, per Draper's portal, while other plumbing permit work goes to a Utah licensed plumbing contractor. Your plumber pulls the permit when you hire the company instead.

The Draper Building Division decides which permits apply, and its July 2026 fee schedule lists a Plumbing Permit and a Mechanical Permit at $150 each. Your plumber confirms the list with the city before work starts.

It is part of the bill when the job calls for a permit, and Draper's July 2026 fee schedule lists a $150 plumbing permit line. Check whether the fee appears on the written estimate.

They apply through the Building Department's online portal, and the office sits at 1600 West Towne Center Drive. South Jordan's city FAQ says a new water heater needs a permit. Ask who files the South Jordan permit.

Bluffdale's Building Department takes inspection requests by phone until 3:30 pm on the business day before. Your plumber makes that call once the new heater is in place. Bluffdale

No, Lehi Building and Inspections takes inspection requests by phone only, though permit applications go in online. Your plumber phones in the inspection once the work is ready.

Alpine's building permit form covers furnaces, air conditioning, water heaters, and meter upgrades. The Building Department at 20 North Main takes inspection requests by phone. Ask whether the company submits the form.

Not always: West Jordan's submittal guide lists water heaters with service upgrades as jobs that do not always call for plans. A local plumber checks what the portal asks for before filing.

Use the Licensee Lookup and Verification System run by Utah's Division of Professional Licensing. Search the company name there. Ask for the license number when you call.

Start with the fuel and type on the label: gas tank, electric tank, or tankless unit, each with its own repair page. Your plumber verifies the heater type and the fault at the visit.

Yes, plumbing companies serving Draper handle gas tanks, electric tanks, and tankless units. With 80.2% of occupied Draper homes on utility gas heat, ask about your heater's fuel when you call.

Match the first symptom you noticed, such as a leak, a noise, or no hot water, to its page of manufacturer causes. Your plumber confirms the cause at the heater before naming a repair. Hot Water Problems

Yes, A.O. Smith says tap water minerals form sediment in a tank, and WaterPro water averages 184.1 mg/L hardness. A plumber checks for sediment and scale when the symptom points that way.

The utility does: Enbridge Gas Utah for Draper's gas and Rocky Mountain Power for its electricity. Your plumber tests the supply at the heater first, so you know whether the fault sits in the heater or upstream.

Give the heater's type, fuel, size, and age from its label, plus the symptom and any status light flashes or error code. Mention a gas smell before anything else.

Highland lists 14 grains per gallon, WaterPro in Draper about 10.8, West Jordan about 10.7, and South Jordan 7 to 10. Bluffdale, Lehi, and Alpine publish no figure. Your plumber compares the scale in your heater with your provider's number.

No, Lehi runs its own utility, Lehi City Power, while Rocky Mountain Power serves Draper. Both cities list Enbridge Gas Utah for gas. The plumber confirms the heater's fuel from the rating plate before ordering parts.

A town goes on the list only after its permit office, utilities, and water provider are confirmed from city sources. The 6 listed towns passed that check, and each town page names its sources.

Enbridge Gas Utah, the former Dominion Energy Utah, supplies it, and Draper demolition permits require an Enbridge disconnect letter. Your plumber works only on the heater side of the gas connection.

A plumber handles the tank, elements, thermostats, and relief valve, while a fault in the home's breaker panel is electrical work. Ask a local plumber whether the problem starts at the tank or at the panel.

Rheem ties rumbling to scale or mineral deposits on the heating elements, and WaterPro water averages 184.1 mg/L of hardness. On an electric tank, the plumber tests the elements and replaces one that has stopped heating.

The ECO high-limit control does, and Rheem says it cuts element power when the water gets too hot. Rheem also says a qualified technician finds the cause before the control gets reset.

Yes, A.O. Smith says sediment from tap water minerals can clog the drain valve. Ask a local plumber whether the valve still closes and seals.

A.O. Smith lists a tripped FVIR switch, improper installation, and inadequate air supply, and 2 status light flashes signal low millivolts. Your plumber reads the status light before replacing parts.

Your plumber starts with the status light chart on the heater, then moves to the gas valve and burner.

Rinnai's VC manual lists code 11 as no ignition. Gas supply and ignition parts get checked first.

Code 12 on a Rinnai VC display signals flame failure, which cuts the hot water. A local plumber tests the gas supply and flame sensing.

On an electric tank, yes: Rheem links rumbling to scale or mineral deposits on the elements. Your plumber inspects the elements for buildup.

Yes, Rheem ties rumbling to scale from water conditions, and A.O. Smith says tap water minerals settle as sediment. The plumber checks the tank for both.

A local plumber clears it during a service visit. Ask about sediment when the tank rumbles, and we get that plumber on the line.

About 10.8 grains per gallon for WaterPro customers, from a 184.1 mg/L average in WaterPro's 2025 report. Draper City water's report gives no hardness figure in text.

The heater is the source when the cold tap smells clean. Rheem ties the odor to the anode's reaction with sulfate or mineral water, and A.O. Smith to harmless bacteria in the tank.

Contact your water utility, WaterPro or Draper City water, since the color comes from the supply. Call a plumber when only the hot side runs brown.

South Jordan's moving page lists Enbridge for natural gas and Rocky Mountain Power for electricity. The former Dominion Energy Utah became Enbridge Gas Utah after Enbridge closed its purchase in May 2024. The supply at the heater gets tested before a repair starts.

No, the Census counts 0 housing units in Bluffdale's Utah County part, so its homes sit in Salt Lake County. Your plumber files with the Bluffdale Building Department for any home inside city limits.

No, Lehi's 2025 water quality report gives no hardness figure. The supply comes from 7 wells, 3 springs, and Central Utah Water Conservancy District surface water. Your plumber judges scale from the heater itself.

Highland's utilities page carries the former Dominion name. The utility has done business as Enbridge Gas Utah since Enbridge closed its purchase on May 31, 2024. Use the Enbridge Gas Utah name when you call about a gas heater.

No, Highland's water hardness page states 14 grains per gallon with no date or report year. Your plumber confirms scale by inspecting the heater.

No, Alpine publishes no hardness figure for its culinary water, so no figure appears here. A.O. Smith says tap water minerals form sediment at the bottom of a tank. Buildup at the tank bottom is what the plumber looks for.

West Jordan's water quality report says 93% comes from JVWCD treated water and 7% from city wells. Total hardness averaged 182.7 mg/L in 2025 sampling, about 10.7 grains per gallon. Ask a local plumber how that hardness shows up in your tank.