Frymire Home Services Blog: Archive for ‘Plumbing’ Category

Why Is My Water Heater Leaking from the Base?

January 30th, 2021

Plumber's tool box setting next to water heater.

If your water heater’s tank is leaking from the bottom, your first reaction might be panic. No one wants to have to replace their water heater unexpectedly, and the majority of homeowners aren’t financially prepared to purchase a large appliance in an emergency. Luckily, water around the bottom of your water heater doesn’t always spell doom. There are a couple of common causes that could be resolved with a simple repair:

Best Case Scenario: Drain Valve Leak

Your water heater has a drain valve that, true to its name, is used to drain the water from the tank when performing maintenance or repairs. If the drain valve is not completely closed, is loose, or is damaged, water will leak from it. This might look like a tank leak, but it is actually quite simple and inexpensive to repair.

Faulty Temperature & Pressure Relief Valve/Excess Pressure in Tank

A water heater’s temperature and pressure relief valve (T&P valve) is a vital safety measure. Its job is to release pressure if a water heater gets too hot, or if too much pressure builds up inside the tank. It is located on top of the tank, but it uses a tube to route any water it discharges to the floor. If it is faulty, it may activate and discharge water even when your tank pressure is normal. Another scenario could be that your tank pressure is not normal, and something is causing your water heater to build up too much pressure. In this case, your T&P valve would be functioning normally.

Worst Case Scenario – Internal Tank Leak

If water is leaking from the bottom of the tank itself, this is bad news. Once a water heater’s tank is cracked or corroded enough to leak, it loses structural integrity and will not be able to manage internal pressure. The most common cause of internal tank leaks is failure to properly maintain your water heater. A water heater’s tank should be flushed to remove sediment every 6 months. If this is not done, sediment can build up inside the tank, eventually causing corrosion. These leaks will start small, but will continue to grow larger due to pressure. If you have an internal tank leak, you will need to replace your water heater.

What To Do When Your Water Heater is Leaking From the Bottom

All the knowledge above is well and good, but what should you actually do when you discover a pool of water around your water heater? Follow these simple steps to stop the leak and diagnose the issue:

1. Turn off the water heater

The first thing you should do is turn it off. For electric water heaters, find your unit’s dedicated breaker on your electrical panel and turn it to the off position. For gas water heaters, simply find the on/off dial or switch on the water heater itself and turn it to off. You can also turn off the gas on a gas water heater. Look for a smaller lever towards the bottom of the heater. It may be red, blue, or yellow. Turn it to the OFF position.

2. Turn off the water supply

Look for a lever or valve near the top of your water heater. Turn it to the right to close the valve and cut off the supply of water.

3. Find the source of leak

Here’s how to check for the three common causes we discussed above:

  • Drain valve – Find your drain valve and visually inspect it to see if water is coming out of it. If so, ensure that it is tightly closed. If water continues leaking from the drain valve, the valve may be faulty or damaged and will need to be replaced. Call a trusted plumber to perform this repair.
  • T&P valve – Check the discharge tube from your T&P valve – if it is wet, it is most likely the source of the water. Call a plumber to check your water heater – they can replace a faulty T&P valve, or determine what is causing your unit to build up too much pressure. This is a safety issue, so don’t wait to address it!
  • Tank – If you determine that the leak is not coming from the drain valve or T&P valve, the tank is the most likely culprit. Leaks can start as pinholes, so it may be difficult to actually find the source. Contact a reliable plumber right away to inspect your water heater. They will be able to verify that your tank is leaking, and can talk you through your options for replacement.

Best Course of Action: Call a Plumber for Water Heater Service

If your water heater keeps leaking after you check that the drain valve is tightly closed, call a reliable plumbing company for water heater repair service. If it turns out to be a small issue, you will spend relatively little money to ensure that your water heater is sound and stop the leak. If it’s a more serious matter, a plumber can fix dangerous safety failures or help you replace your water heater.

If your water heater is leaking in Dallas, Texas, call Frymire Home Services for water heater repair. Our expert team can quickly diagnose your water heater and make repairs to stop the leak. In the event of tank failure, we can help you replace your water heater with a new gas, electric, traditional, or tankless water heater.

For water heater repair and replacement in Dallas, count on the expert plumbers at Frymire Home Services. Call us at 972-620-3600 or contact us online today!

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4 Common Reasons Why You Have No Hot Water

January 19th, 2021

At Frymire Home Services, we have you covered! Below, we have listed 4 common reasons as to why you may be experiencing no hot water, because the last thing you want is to take a cold shower.

Before we dive into the 4 common reasons, I want to go over the differences between water heater tanks and tankless water heaters. Within the water heater tank family, you have your gas tanks and electric tanks. Your gas tanks use gas to heat your water, while your electric tanks use electricity. Another thing is that these tanks hold the water that you use throughout your home for future usage.  Your water heater tanks typically have an 8- to 10-year life span.

Tankless water heaters do not store water for future use, but instead heat the water needed on demand. Tankless water heaters are also more efficient than your water heater tanks and have a typical life span of 15-20 years.

Why Don’t I Have Hot Water?

  • The first common reason could be because of your pilot light. Your pilot light is located at the bottom of your gas water heater tank. The pilot light is what ignites the burner and starts the water heating process. Your pilot light can go out because there is a buildup of debris or because your thermocouple goes out. Your thermocouple is right next to your pilot light and goes out because there is no metal-to-metal contact. This can be resolved by having a technician sand your thermocouple to achieve that needed metal-to-metal contact.
  • A second common reason could be because of your gas control valve. Your gas control valve is located on the outside of your gas water heater tank and is responsible for controlling the water heat levels.  When your gas control valve goes out, it could be because there is a clog within the valve, or the thermocouple is out. To fix this issue, you will need to have a technician unclog the blockage, replace your gas control valve, or worst case, replace your water heater.
  • The third common reason could be because of a burnt heating element.  Your heating element is what heats the water in your tank. Depending on the type of electric water heater tank, this can be located on the top or bottom. Your heating element becomes burnt when no yearly maintenance flushes are performed. This is one of the reasons why yearly maintenance flushes are so important. If this problem is recognized too late, a technician will not only have to perform a flush, but will also have to investigate if your thermostat is still working properly. If the thermostat is no longer working properly, this will need to be replaced.
  • A fourth common reason could be because of your flood stop. This is more common with newer systems and can happen in both tank and tankless water heaters. Your flood stop is in your water heater pan and is what detects if any water is going into the pan, acting as a safety mechanism. Your flood stop is what prevents floods from happening within your home and is extremely important. When this is tripped, your hot water will stop working. To troubleshoot this yourself, disconnect your sensor and push “open” on your control panel. However, this will only work if there is NO water in your water heater pan. If you detect any water in your pan, immediately stop what you are doing and call your plumber. They will be able to identify where the leak is coming from and properly fix it.

Frymire Home Services understands the importance of educating and informing our customers. We want to make sure that we not only help correct the issue, but help you understand how and why the issue happened. To learn more about your plumbing system visit our website at or call us at 972-910-2041 to schedule an appointment with one of our licensed plumbers.

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Leak Detection Now Can Save You From an Emergency Later

November 11th, 2019

Nobody wants things that leak. A leaky pen? You’ll end up with ruined clothing. Leaking food storage bags? A messy fridge. Leaking oil from the car? You may end up with a dead engine.

So when we tell you that leaking pipes aren’t good for your house, you probably need no convincing. You already know you don’t want pipes that leak. It can mean water damage, mold and mildew, damage to valuable possessions, and high water bills.

Here’s something you may not know: your household plumbing could be leaking in secret. Leaks from the pipes inside the walls and floors of your house, or down in the foundation slab, often don’t show obvious signs for weeks or months. They work under the radar, doing damage without you realizing it—until things get bad and you have to call an emergency plumber in Arlington, TX.

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Emergencies You’ll Need Professional Plumbers to Fix

September 30th, 2019

Nobody wants to deal with plumbing repairs in their home. When drains clog and pipes leak, it can bring life to a standstill until the problem is corrected. But some plumbing repairs are bigger and more urgent than others. A single clogged drain sink in one of the bathrooms is a trouble that can wait for a scheduled repair with a plumber. Suspicion of a hidden leak usually doesn’t require a late-night call to a plumbing contractor. You should never ignore such problems, and we recommend you arrange for service at the earliest possible moment.

And then there are times when you’ll need 24-hour plumbing in North Dallas, TX immediately. We’re going to look at some of those situations. You can reach our plumbers 24/7 to come to your assistance with these: “You always win with us!”

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Some Plumbing Services Just Can’t Be DIY’d

April 29th, 2019

Everyone knows a DIY expert. You might even consider yourself one! And while we certainly the tenacity and ingenuity of a DIYer, it’s admittedly in our professional interest to discourage DIY projects that involve your plumbing system.

Now, of course, we can’t stop anyone from doing their own plumbing services. But at the very least, we think it’s going to save you a lot of time and money if you cross these plumbing services off the list entirely:

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Little Plumbing Problems With Big Consequences

April 01st, 2019

We understand that people get busy. And sometimes, that leads to them neglecting to call in for repairs from a plumber in Carrollton, TX. Of course, it’s not because they want to keep living with this problem. Rather it’s because they don’t understand the severity of the issue and why delaying is going to do them worse more than good.

In this post, we’ll go over some of the most common “little” plumbing problems with surprisingly big consequences.

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Why Do My Drains Keep Clogging?

March 04th, 2019

A clogged drain is a frustration that no one wants to deal with. Fortunately, they really don’t happen all that often. That is, unless your actions are causing the drains to get clogged sooner than usual. If you’ve never been given the rundown on how to care for your drains, then it’s not all that surprising to find that your habits might be creating clogs.

Below are some of the things that might be leading to your drain clogs.

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Here Are Some Tips for Lowering Your Water Bill

February 04th, 2019

As a contractor who performs HVAC services as well as plumbing services, we often get asked about how to lower the monthly cost of heating and cooling the home. When it comes to plumbing, it’s a similar game: people want to know how they can lower their monthly water bill.

The answer to both is virtually the same: use your resources wisely, and don’t be afraid to make upgrades for the sake of efficiency.

In this post, we’ll explain various ways you can start lowering your water bill.

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When a Plumbing Problem Turns Into an Emergency

January 21st, 2019

Plumbing problems are usually pretty simple and easy to deal with. Got a leak? Replace the pipe. Got a clog? Just unclog it.

But that’s not always 100% true. Plumbing is one of those industries where a certain kind of leak can become a full-blown disaster. Where a “basic clog” turns out to be a 150-ton block of congealed fat.

Okay, so you most likely won’t ever encounter a fatberg, but even your own home can host some frightening plumbing emergencies.

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When it Rains, It Pours: Consider a Sump Pump

January 07th, 2019

If your home has a basement or crawl space, the bad news is that they’ll be regularly tested by wet conditions every year. The good news is that your home doesn’t have to succumb to mother nature when you have a sump pump! Below, we’ll explain the effect excess water can have on these low spaces and how a sump pump will help.

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