Water heater leaking in your Plano home?
Turn off the cold-water valve above the tank. On a gas model, set the control to OFF. On an electric model, switch off the double breaker for the heater. Keep children and pets away from hot water. If there’s a gas smell, get everyone out and call 911 and your gas utility from outside (most of Plano is Atmos, 866-322-8667; some homes are on CoServ Gas, 844-330-0763); our Plano gas leak page explains what happens next. Then call us at (682) 284-0966.
Plano was one of the cities that formed the North Texas Municipal Water District in 1951, and it still buys all of its treated water from the district. For years, that meant Lavon Lake water treated at Wylie. NTMWD’s newer Leonard plant now treats water from Bois d’Arc Lake, and Plano’s 2025 report has a table for each plant. The Leonard water measured somewhat softer at the top of its range, but both are hard enough to leave scale in a water heater.
Thinking about a new unit? See water heater replacement or our Plano tankless water heater page. For a burst pipe or flooding, see emergency plumbing in Plano.
Plano homes: mostly 1970s to 1990s
The Census (ACS 2020–2024) counts about 117,700 homes in Plano, with a median build year of 1993. About 64% were built from 1970 through 1999, and the 1990s were the biggest decade at about 29%. Plano grew from 17,872 people in 1970 to 127,885 in 1990. A 1980s or 1990s house has likely had its water heater replaced at least once, and each new heater had to fit the original closet, garage or attic space.
Plano water heaters by era
East Plano brick ranches
About 14% of homes. If the heater is in the garage, a gas heater’s ignition source must be 18 inches off the floor unless it’s listed as flammable-vapor resistant.
Mid-city subdivisions
About 22% of homes. Closet installations need combustion air when the space is small, plus double-wall vent clearances. We check both on a repair call.
The biggest decade
About 29% of homes. If the heater is in the attic, Plano’s code requires a clear walkway, a 30-by-30-inch service space and a corrosion-resistant pan with its own drain.
West Plano and Legacy
About 31% of homes, including newer houses and apartments toward the Legacy West corridor. If you switch to tankless, Plano requires a gas load calculation at the first inspection.
Two water plants, one hardness problem
Plano’s water, from the 2025 water quality report
- Supplier: the City of Plano (system TX0430007), which buys all of its treated water from NTMWD.
- Wylie plant water: total hardness 96 to 200 ppm, with calcium of 31.2 to 61.3 ppm.
- Leonard plant water: total hardness 96 to 144 ppm, with calcium of 39.7 to 52.4 ppm.
- What that means: roughly 5.6 to 11.7 grains per gallon, from moderately hard to very hard on the USGS scale, depending on the plant and the season.
- Water quality questions: City of Plano, 972-769-4160.
Since your water can come from either plant, we look at what’s in your tank instead of assuming a number. Heavy sediment is easy to spot when we drain a little water from the valve at the bottom.
Plano water heater repairs
| Problem | Usual cause | What we do |
|---|---|---|
| Rumbling or ticking as it heats | Sediment layer on the tank bottom | Flush the tank, or replace it if it’s damaged |
| Hot water runs out early | Failed lower element, thermostat or dip tube | Test, find the failed part and replace it |
| Pilot goes out or won’t light | Thermocouple, igniter or gas control | Replace the faulty part and check the draft |
| Water dripping from the relief line | Overheating, high pressure or a worn valve | Find the cause and replace the T&P valve |
| Drips in an attic pan | Leaking fitting, valve or tank | Repair the fitting; a leaking tank is replaced |
| Musty or sulfur smell from hot water | Anode rod reacting with the water | Swap the anode for a different type |
Plano’s water heater requirements
What the City of Plano requires
- Permit: Plano’s “When is a Permit Required?” list includes water heaters, replacing or adding. Simply swapping fixtures on existing plumbing is exempt; a heater is not.
- Access: a 30-by-30-inch working space. In attics, Plano’s local amendment calls for an unobstructed passageway at least 30 inches high and 22 inches wide, no more than 20 feet long, with solid flooring at least 24 inches wide.
- Valves and drains: a readily accessible cold-water shutoff; a relief valve with a 3/4-inch drain to the outside 6 to 24 inches above grade, or to a floor or mop sink. The relief line may not drain into the pan.
- Pans: a corrosion-resistant pan with a 3/4-inch drain is required for installations above the first floor.
- Gas units: double-wall Type B vent with 1 inch of clearance; at least 5 feet of vertical vent; combustion air in small spaces; an accessible valve and no more than 3 feet of flexible connector.
- Contact: Building Inspections, 1520 K Avenue, Suite 140, 972-941-7140.
Staggs Plumbing is registered with the City of Plano as a plumbing contractor and pulls that permit itself. On a repair visit, we’ll also tell you if your current setup is missing something Plano would require if the heater is replaced.
A repair visit from our Plano shop
Look it over
We check the tank, the burner or elements, the relief valve and line, the vent, the pan and the supply valves, and note the heater’s age.
Written price
You see a flat-rate price before any work: for the repair, and for replacement if the tank is failing.
Repair
Most part swaps, flushes and anode changes are done on one visit.
Replace if needed
A replacement is permitted with the City of Plano and inspected.
When a Plano heater should be replaced
- The tank itself leaks. No part fixes a leaking tank.
- Rust shows up in the hot water only. The tank lining is likely failing.
- Sediment has built up for years without flushing and the tank bottom is damaged.
- The repair would cost close to a replacement on an older heater. We’ll show you both prices.
Water heater trouble in Plano? Start here.
In this order:
- Stop the leak: close the cold-water valve above the heater.
- Turn it off: gas control to OFF, or the heater’s breaker off.
- Gas smell? Leave the house, then phone 911 and your gas utility.
- Attic heater? Watch the ceiling below and catch drips.
- Call (682) 284-0966 for a diagnosis and written price from our Plano team.
Plano neighborhoods we serve
We serve all of Plano, ZIP codes 75023, 75024, 75025, 75074, 75075, 75093 and 75094: the brick ranches of east Plano, the 1980s and 90s neighborhoods in the middle of the city, and newer homes and apartments toward the Legacy West corridor.
Our headquarters is at 740 F Avenue, Suite 302, in Plano.
Plano water heater FAQ
Where does Plano’s water come from?
The City of Plano buys all of its treated water from the North Texas Municipal Water District. NTMWD treats it at its Wylie plant (mainly Lavon Lake water) and its Leonard plant (Bois d’Arc Lake water).
How hard is Plano’s water?
Plano’s 2025 water quality report lists total hardness of 96 to 200 ppm for Wylie plant water and 96 to 144 ppm for Leonard plant water, about 5.6 to 11.7 grains per gallon.
Do I need a permit to replace a water heater in Plano?
Yes. The City of Plano lists water heaters (replacing or adding) among projects that require a permit, and the work is inspected.
Does my water heater need a pan?
Under Plano’s water heater requirements, a corrosion-resistant pan with a 3/4-inch drain is required when the heater is above the first floor, such as in an attic. The relief valve line must not drain into the pan.
My garage water heater sits on the floor. Is that allowed?
An electric heater, or a gas heater listed as flammable-vapor resistant, doesn’t need to be raised in a Plano garage. Other gas heaters need the ignition source at least 18 inches above the floor.
How often should I flush my water heater in Plano?
Follow the manufacturer’s instructions. With Plano’s hardness, regular flushing removes sediment before it damages the tank.
