Restoring your hot water fast with commercial-grade expertise and 5-star residential service since 1997.
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27+ years of service
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On all repairs
When your hot water stops working, you need a plumbing team that can accurately diagnose the problem and provide a permanent solution without unnecessary delays. A failing unit is more than just a minor inconvenience; it disrupts your daily routine and poses a serious risk of hidden water damage. At Lovett Plumbing, we bring the rigorous standards of commercial plumbing directly to your residential property. Minor leaks, inconsistent water temperatures, complete system failures: our technicians have the specialized equipment required to resolve any of them efficiently.
We handle comprehensive water heater repair for all major brands and models. Instead of applying quick fixes that break down a few months later, our technicians inspect the entire system to identify the root cause of the failure. We carry replacement parts for common points of failure, allowing us to complete most traditional tank repairs in a single visit.
If your system is beyond repair or costing too much in monthly energy bills, we also provide professional water heater installation. Choosing the right unit involves calculating your household’s peak water usage, available fuel sources, and physical space constraints. Our team works through those specs with you to match the right capacity and efficiency rating to your specific demands.
Every water heating system has unique service requirements. Our technicians are fully trained on both traditional storage tanks and modern on-demand units.
Traditional storage-tank water heaters remain the most common systems in Portland homes. While they are generally reliable, they require specific maintenance to prevent sediment buildup and corrosion. Our repair services cover everything from replacing broken thermocouples and failing heating elements to swapping out depleted anode rods. If your tank is leaking from the base or showing heavy signs of internal rust, we will provide a straightforward assessment of whether a repair is feasible or if a full replacement is the safer financial option.
For homeowners searching for tankless water heater repair near me, our local experts are fully trained in maintaining and troubleshooting modern on-demand systems. Tankless units operate differently than storage tanks and require specialized technical knowledge to diagnose properly. We handle complex issues like flow sensor malfunctions, exhaust venting errors, and mineral buildup inside the heat exchanger. Routine mineral descaling is essential for keeping these high-efficiency units operating at peak performance, and our technicians carry the precise equipment needed to flush these systems safely.
Your water heater is essential for your home’s comfort, hygiene, and daily operation. We understand the immediate disruption a broken heater causes, which is why our service approach centers on professional accountability and keeping you informed at every step.
Waiting until your water heater completely bursts can result in expensive property repairs. Recognizing the early warning signs of a failing system allows you to schedule a proactive repair or replacement. Contact Lovett Plumbing if you notice any of the following symptoms.
If your shower fluctuates between scalding hot and freezing cold, or if you run out of hot water much faster than you used to, the internal heating components are likely failing. In electric units, this often points to a burnt-out lower heating element. In gas units, it may indicate a failing gas valve or heavy sediment blocking the burner.
When the water coming from your hot taps appears brown, yellow, or rusty, the interior lining of your water heater tank is likely corroding. Every traditional tank contains a sacrificial anode rod designed to attract corrosive elements in the water. Once this rod completely depletes, the water begins eating away at the steel tank itself.
A healthy water heater operates quietly. If you hear loud rumbling, popping, or banging noises coming from the tank, you have a severe sediment buildup problem. As minerals in the water settle at the bottom of the tank, they form a hardened layer over the heating element. Water trapped beneath this sediment layer boils and pops as it tries to escape, causing the noises and significantly reducing the unit's energy efficiency.
Any visible water pooling around the base of your unit requires immediate attention. While a small leak might just be a loose connection at the cold water inlet or a faulty temperature and pressure relief (TPR) valve, a leak originating from the tank body indicates a fatal structural failure. A cracked tank cannot be repaired and requires immediate replacement to prevent a major flood.
Ready to schedule an inspection for your failing unit?
We follow a systematic, step-by-step approach to ensure your water heater is repaired or replaced safely, efficiently, and strictly up to current Portland plumbing codes.
Our technicians arrive promptly at your home and begin with a thorough physical inspection of your current unit. We check the power supply, test the thermostat function, evaluate the gas lines, and utilize precision leak detection tools to identify the exact root cause of the issue. We look for hidden leaks, faulty thermostats, and the extent of internal sediment buildup.
We explain our diagnostic findings to you clearly, without using confusing technical jargon. We will always suggest a cost-effective repair if it will safely extend the life of your unit. However, if a new water heater installation is required due to tank corrosion or extreme age, we will provide a detailed, written estimate with no surprise fees before any actual work begins.
Using our commercial-grade equipment, we execute the necessary repairs or safely remove your old tank. When installing a new traditional or tankless unit, we verify that the gas line sizing, electrical connections, and exhaust venting all meet the latest local building codes.
Once the installation or repair is complete, we run the system through a full testing cycle. We test the water output temperature, verify that the recovery rate is normal, and confirm there are zero active leaks. Finally, we clean up our workspace completely, haul away your old tank for proper disposal, and walk you through the operation and warranty details of your new system.
Ready to get your hot water flowing again?
Lovett Plumbing was established in 1997 with a specific mission: to provide the community with highly accountable, technically rigorous plumbing solutions. Over the decades, we have handled highly complex plumbing frameworks for large commercial and multifamily buildings. We recognized that residential homeowners rarely receive that same level of technical oversight.
When you hire Lovett Plumbing to service your water heater, you are getting technicians who are accustomed to high-stakes, large-scale system performance. We do not guess at diagnostics. We use systematic troubleshooting, commercial-grade parts, and stringent safety testing on every single residential job.
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Common signs that you need a replacement include the tank being more than 10 to 15 years old, rusty or discolored water coming from your hot water taps, rumbling noises caused by hardened sediment, or visible moisture and leaking around the base of the tank. If you are scheduling frequent repairs, investing in a new, energy-efficient unit is usually more cost-effective.
Yes, our technicians are highly experienced with tankless systems. We have the specialized expertise required for routine maintenance, annual mineral descaling, and entirely new tankless water heater installations. We understand the specific venting, electrical, and gas load requirements needed to make these units function flawlessly.
Costs vary. A simple part replacement (thermocouple, TPR valve, or heating element) runs considerably less than a full new unit. We provide detailed, written estimates with no surprise fees before any work begins, so you always know exactly what you are paying for.
A standard tank water heater replacement typically takes 2 to 4 hours from the time we drain the old unit to the time we test the new one. Converting your home from a traditional tank to a modern tankless system may take longer due to the necessary modifications to your existing gas lines, electrical circuits, or venting pathways.
Absolutely. Lovett Plumbing provides a robust 1-year warranty on our plumbing services. This covers our labor and installation standards, and it applies in addition to any manufacturer warranties provided on your new water heating equipment.
We service and install all major brands, including Rheem, Bradford White, A.O. Smith, Navien, and Rinnai. Our technicians work on both gas and electric models across a wide range of product lines. If your existing unit is a brand not listed here, contact us and we can confirm compatibility before scheduling a visit.
A general rule of thumb: a 40-gallon tank suits 1 to 2 people, a 50-gallon tank works well for 3 to 4 people, and larger households may need a bigger tank or two units. For tankless systems, sizing is based on peak flow rate in gallons per minute. The right choice also depends on your number of bathrooms and how much hot water you use at the same time.
A conventional storage tank typically lasts 8 to 12 years with routine maintenance, including periodic flushing and timely anode rod replacement. Tankless water heaters can exceed 20 years when descaled regularly, especially in areas with harder water. Once your tank is past the 10-year mark and requiring repairs, replacement is usually the more reliable option.
Yes. Oregon requires a plumbing permit for water heater replacement. Lovett Plumbing pulls the permit on your behalf and installs to current code, including seismic strapping, proper T and P valve discharge piping, an expansion tank on closed systems, and correct venting or gas line sizing. Permitted work also protects you if you sell the home.
Yes. Heat pump water heaters are roughly 2 to 3 times more efficient than standard electric-resistance tanks and may qualify for Energy Trust of Oregon incentives depending on your utility. They require adequate surrounding air space and work best in unconditioned spaces. We assess your home to confirm the installation will meet those requirements before recommending the upgrade.
Don’t settle for cold showers or risk severe water damage from a failing, corroded tank. Trust the team that has been providing 5-star plumbing service to the Pacific Northwest since 1997. We bring the heavy-duty tools and precision diagnostics necessary to fix the problem permanently.
Your water heater is one part of a larger system. Explore the related services that keep your whole home running smoothly.
If new fixtures still suffer from weak pressure, the supply lines may be failing. We replace aging pipes with durable PEX or copper.
A leaking water heater can hide moisture damage nearby. Our precision leak detection pinpoints hidden water issues before they spread.
A ruptured tank can flood a utility room fast. Our emergency crews are on standby around the clock to stop the damage and restore hot water.
Free estimates with upfront pricing. No hidden fees, no overtime charges. Available 24/7 for emergencies.
