Short answerTank water heaters often last somewhere around a decade, depending on water quality and maintenance. Inspectors flag age, rust and leaks, a temperature and pressure relief valve without a proper discharge pipe, venting problems on gas units, and missing expansion tanks where required. The discharge pipe is a cheap fix that also matters for government loan appraisals.
What do inspectors check?
The data plate for age, the tank, the relief valve and discharge pipe, gas venting, and connections.
What are the common findings?
- Missing or improper relief valve discharge pipe.
- Rust, corrosion, or leaks at the base.
- Gas venting issues.
- Missing expansion tank where required.
How serious is it?
Discharge pipe and minor issues are inexpensive. Venting problems on gas units can be a safety concern. Age is a budget item.
What does it cost to fix?
| Item | Planning estimate | Source |
|---|---|---|
| Water heater replacement, 40 gallon tank | $1,490 to $1,860 | W |
| Expansion tank | About $328 | W |
Planning estimates, not bids. Local contractors may price differently.
When is a specialist needed?
Gas venting or combustion concerns, or active leaks.
If you are selling
Fix cheap safety items before listing, get a quote on anything big, and disclose what you know. What to fix before listing.
If you are buying
Sort the finding into normal for age, negotiate, specialist, or walk away. What to ask the seller to fix.
Frequently asked questions
Should I replace an old water heater before selling?
Only if it leaks or fails. Fix safety items like the discharge pipe.
How do I tell the age?
The serial number on the data plate usually encodes the date.
Keep reading
Want to know what a buyer's inspector may find before they do?
Book a free pre listing condition walk. I walk the house with you, point out what inspectors and FHA, VA, and USDA appraisers tend to flag, and give you planning ranges so you can decide what to fix, credit, price in, or disclose.
Book a condition walkOr call or text (812) 525-5489, or email [email protected].
The condition walk is a REALTOR® and contractor evaluation, not a home inspection, and it does not replace one. If you have already signed a listing agreement with another agent, please take these questions to your agent.
Looking at a house and not sure what you are getting into?
Ask for a free Before You Offer review. Send me the listing. I look over the photos, the seller's disclosure, and recent sales, then flag likely condition issues and planning cost ranges before you write an offer.
Request a Before You Offer reviewOr call or text (812) 525-5489, or email [email protected].
The Before You Offer review is a REALTOR® and contractor review of the listing, not a home inspection. It is for buyers who are not already working with an agent. If you have an agent, please bring these questions to your agent.
Sources
- Wardmark Property Operations pricing, June to September 2026
Written by John Long, REALTOR®, 1 Percent Lists Indiana Real Estate. Working contractor who has priced hundreds of home inspection repair requests. Former labor relations negotiator for a major manufacturer and U.S. Coast Guard veteran.
John Long, REALTOR® · 1 Percent Lists Indiana Real Estate · (812) 525-5489 · yourpropertynegotiator.com
This page is general information, not a substitute for a professional home inspection, and not legal, tax, insurance, or lending advice. Ask a real estate attorney about contracts and disclosure, a CPA about taxes, your lender about loan rules, and a licensed inspector or tradesperson about your house. Nothing here guarantees a sale price, net proceeds, repair cost, payment, timeline, appraisal, inspection result, or loan approval. Cost figures are planning estimates, not bids. I own Wardmark Property Operations LLC, a contracting company. You are always free to use any contractor you choose.