When a failed tank is leaking right now
A tank that is leaking from the shell, or that has water pouring from its base, cannot be patched. Call the 24/7 emergency line, then take the steps below to protect your floors.
- Shut the cold water valve above the heater. If it will not turn, close the main water shutoff for the house.
- Switch off the breaker that feeds an electric heater. Do not touch the heater or the wiring if you are standing in water.
- On a gas heater, turn the gas control to off only if the area is dry and there is no gas odor. If you smell gas, leave and call 911 and Southwest Gas at 877-860-6020 first.
- Open a hot tap upstairs to let pressure out, and use a hose or a shop vacuum to move water toward a drain or outdoors.
- Take photos of the tank, the label and the damage. They help with insurance and with ordering the right replacement.
Tank done for?
Call (855) 575-2890 and we will walk you through shutoffs and the next step.
Repair or replace: a straight decision table
Not every old heater needs to go. This table is how we weigh it, and it is how you can too.
| What you see | Likely cause | Usual direction |
|---|---|---|
| Water from the tank seam or jacket | Steel shell has corroded through | Replace |
| Rusty hot water, clear cold water | Interior corrosion, spent anode rod | Replace if the tank is old, repair if caught early |
| Drip at the relief valve | High pressure, thermal expansion or a worn valve | Repair, plus an expansion tank if needed |
| Cold water only, tank dry on the outside | Element, thermostat, pilot or thermocouple | Repair unless the tank is also failing |
| Loud popping, little hot water | Heavy sediment layer | Flush or repair, replace if the tank has been damaged |
| Second or third repair in a short span | Tank is wearing out as a whole | Replace |
Our water heater repair page covers the faults that can be fixed. Once the shell leaks, a replacement is the honest answer.
Permits and the safety inspection
Marana lists water heater replacement under its permit application process, with a safety inspection. Confirm the details with Development Services at (520) 382-2600, since permit rules vary and we do not claim any exemption for your address.
Homes in unincorporated areas follow Pima County rules instead. Pima County lists a water heater, new or replacement, as needing a permit, and it has a replacement-permitting program for same-size water heaters where the fuel supply does not change. If you live in Picture Rocks, our Picture Rocks page explains how that area differs from Town limits.
What a replacement day looks like
Before any work, we confirm fuel type, tank size, and the space the new unit has to fit. The old tank is drained, disconnected, and carried out. Then the new one is set on a drain pan with a discharge line, connected to the water lines, and tied into gas or power.
From shutoff to first hot shower
Replacement follows a set order. Each step protects something about the next one.
- 1
Isolate and drain
We close the water and fuel, then drain the old tank to a floor drain or outdoors. A flooded unit may need pumping first.
- 2
Remove and inspect connections
Old flex connectors, shutoff valves and any corroded nipples come off. Worn parts are better replaced while everything is open.
- 3
Set the new tank
The pan goes down first, and the tank is leveled on it. The relief valve discharge line runs to a safe place.
- 4
Connect water, fuel and venting
We tie in supply lines, then gas with a leak test or electric with the right breaker. A gas heater also needs a vent that draws properly.
- 5
Fill, purge and test
The tank fills with a hot tap open to push out air. Then we light or energize it, check for leaks, and confirm hot water at the fixtures.
- 6
Inspection
Where a permit is required, the safety inspection follows. We tell you what the inspector will look for.
Your replacement options
Three paths cover most Marana homes. Each has real trade-offs, and we do not push one.
Standard tank, gas or electric
The simplest swap, usually the lowest first cost, and the closest to what you have now. It stores hot water, so it loses a little heat even when idle.
Tankless
It heats water as you use it and takes less space. Hard water scale is the main upkeep in Marana, and gas or electrical capacity must support it. See our tankless water heater page.
Heat pump (hybrid)
It moves heat from the surrounding air into the tank, which can use less electricity. It needs open air space and a condensate drain, and it runs best in a room that does not get blocked in.
Garage heat and tank location
Most newer Marana homes are built on concrete slabs, so the heater often sits in a garage or attic. Tucson normals put June highs near 101 degrees, and those spaces run hotter. A heat pump unit pulling air from a hot garage is a sensible fit, while a tank crammed into a tight attic is harder to service and more likely to damage a ceiling if it fails.
Why the old tank wore out
Hard water speeds this up. The Town's May 2026 table puts the range at roughly 3 to 14 grains per gallon, depending on the system, with Gladden Farms around 9 and Picture Rocks around 12. Minerals settle on the tank floor and the anode rod gives up its metal to protect the steel.
A new tank in a hard-water neighborhood does better with a periodic flush, an anode check, and an expansion tank if the house has a check valve or pressure reducing valve. Our water softener and filtration page covers the other end of the problem. The Town of Marana has adopted the 2024 International Plumbing Code (IPC) with local amendments.
A replacement unit should be set with the relief valve and discharge line that code expects, and your plumber should confirm whether a permit applies.
What drives the cost of a water heater replacement
The price depends on the heater you choose and what the house needs to receive it. You get the number before work begins.
Frequently asked questions
Yes. Our emergency line runs 24/7, including nights and weekends. We make no promise on arrival time, and we can talk you through shutting off water and power while you wait.
Marana lists water heater replacement under its permit application process with a safety inspection. Call Development Services at (520) 382-2600 to confirm what applies to your address.
Picture Rocks is in unincorporated Pima County. Pima County lists a water heater, new or replacement, as requiring a permit, so the County and not the Town handles it.
If it comes from a fitting or valve, often yes. If it comes from the tank itself, no repair will hold, and replacement is the next step.
Same-day appointments are offered when available, depending on the unit and the day. Call (855) 575-2890 and we will tell you what is possible.
It affects maintenance more than the choice. Tankless units need regular descaling in hard water, and tank units need flushes. Hardness in Marana runs roughly 3 to 14 grains per gallon by neighborhood.
It can wait. Tankless often needs larger gas lines or electrical capacity, which takes planning. Many people replace the tank first and plan the switch later.