The One Rule That Settles Most Cases
If the tank shell itself is leaking — water seeping from the steel body rather than a fitting — replace it. A perforated tank means the internal glass lining has failed and corrosion has eaten through the steel. There is no safe, lasting repair for a pressurized domestic tank. Patches and sealants fail, often suddenly, and a sudden failure means a flood.
If the leak is at a valve, connection, or the T&P discharge, repair is usually on the table. The tank shell is intact, and you are replacing a part, not the appliance. That is the first fork in the road: tank body equals replace; fitting equals likely repair.
Factor In the Age of the Tank
A typical tank water heater in the Lower Mainland lasts 8 to 12 years. Knowing where yours sits on that timeline changes the math.
Under 6 years with a fitting leak: repair almost always wins. The tank has years of life left and the part is inexpensive relative to a new unit.
Around 8 to 10 years with any significant leak: the decision tilts toward replacement, especially if the tank shell is involved or you have already paid for one repair. You may fix one problem only to face another within a year or two.
Over 12 years: even a repairable fault is often a signal. An old tank that starts leaking is telling you it is near the end. Replacing proactively beats a 2 a.m. flood.
Check the serial number on the rating plate — most manufacturers encode the build date in the first few digits, and we can help decode it.
Run the Cost Comparison
A useful guideline: if a repair costs more than about half the price of a new installed tank, and the unit is past the midpoint of its expected life, lean toward replacement. You will also gain efficiency — a new unit recovers and holds heat better, trimming your FortisBC gas bill.
There is also a hidden cost in repeat repairs. Two service calls on a 10-year-old tank can approach the cost of a new one, and you are still left with an aging appliance. Repair costs vary by part and labour; replacement varies by tank size, venting, and whether code upgrades are needed. We never quote blind — call 604-359-1081 for exact figures on both options.
It is also worth weighing the risk of the worst-case outcome. A repaired fitting on a sound tank is low risk. A patched-over decision to keep an aging, corroding tank running carries the small but real chance of a sudden burst — and the cost of water damage to floors, drywall, and anything stored nearby can dwarf the price difference between repair and replacement. When the downside is a flooded basement, the cheaper option on paper is not always the cheaper option in practice.
Replace Now or Buy Time? A Quick Decision Guide
Repair makes sense when: the tank is under 6 to 8 years old, the leak is a fitting or valve, and there is no rust on the tank body.
Replace makes sense when: the tank shell is leaking, the unit is 10+ years old, you are facing a second repair, or you see widespread corrosion and rusty hot water.
Consider an upgrade when: you are replacing anyway and your household has grown, you run out of hot water often, or you want to look at a tankless option for long-term efficiency.
Tank and tankless water heaters are serviced by our parent company CanroHeat. Tell us the symptom and the age, and we will give you an honest repair-versus-replace recommendation with no pressure. Call 604-359-1081 today.