Common Propane Water Heater Problems and How to Fix Them

Stepping into the shower after a long day, only to be greeted by an icy stream of water. 

Or burning your hands under boiling water when trying to wash the dishes.

A failing water heater is a frustrating, even maddening experience, especially if you can’t pinpoint the problem. 

For homeowners with propane water heaters, issues can arise from a variety of causes, ranging from minor adjustments you can fix yourself to more serious problems that require professional help.

The Most Common Water Heater Problems:

• No Hot Water at All
• Water Isn’t Getting Hot Enough
• Water is Too Hot
• Water Has an Odd Smell or Discoloration
• Leaking Water Heater
• Preventative Maintenance Tips

No Hot Water at All

You turn on the tap expecting hot water, but nothing comes out except cold. 

This can be a frustrating issue, especially in colder months when hot water is a necessity.

Possible Causes

Faulty thermocouple or gas control valve

These safety components regulate gas flow. If they fail, the heater won’t function. 

You may be able to inspect and clean the thermocouple or gas valve, but often, these parts need professional attention and replacement.

Gas supply issue

Make sure your propane tank isn’t empty and that the gas valve is fully open.

Check your propane tank level to make sure it’s not empty—if it’s low, schedule a refill. 

Also, ensure the gas valve is fully open; a partially closed valve could prevent the heater from igniting. 

Look for visible blockages in the propane line, but avoid attempting repairs if you notice damage. 

If you smell a gas leak, turn off the gas supply immediately, evacuate the area, and call a professional—never attempt to fix a gas leak yourself due to the risks of fire or explosion.

Pilot light is out

Many water heaters no longer rely on a pilot light, but if you’re still running an older model, the pilot light going out is often the main cause for no hot water.

Always turn the gas control knob to the “Off” position and wait for at least 5 minutes before attempting to relight your pilot light with a lighter or match. 

This allows any residual gas to dissipate and reduces the risk of a gas buildup.

Water Isn’t Getting Hot Enough

When your water is only mildly warm or fluctuating between hot and cold, daily tasks like showering, washing dishes, and doing laundry are inconvenient and inefficient.

Sediment buildup in the tank

Over time, minerals from hard water accumulate at the bottom of the tank, insulating the water from the heat source and reducing heating efficiency.

You can also try draining and flushing the tank yourself if you’re comfortable. 

First, turn off the water and gas supply.

Then, connect a common garden hose to the drain valve. Open the drain valve and let it run for several minutes until the water is clear.

After the initial flush, close the drain valve and open the cold water supply to fill the tank again. 

Let the fresh water run for a few more minutes to clean the inside further.

A failing burner or heating element

If adjusting the thermostat and flushing the tank don’t solve the issue, the problem may lie with the burner or heating element. 

A professional technician can test and replace faulty components to restore proper heating efficiency.

Water is Too Hot

If your water comes out scalding hot, it can be a safety hazard, especially for children or elderly family members.

Possible Causes

Thermostat is set too high

If the thermostat is set above 140°F, the water can become dangerously hot. 

Lower the thermostat setting to 120°F and check if the water temperature stabilizes.

Malfunctioning thermostat or gas control valve

A faulty thermostat may not regulate temperature correctly, causing water to overheat. 

If adjusting the setting does not change the water temperature, the component may need replacement, and you should call a professional for an assessment.

Water Has an Odd Smell or Discoloration

If your hot water has a foul odor—especially a rotten egg smell—or appears brownish or rusty, there may be bacteria or rust inside the tank.

Possible Causes

Bacteria in the tank

If water sits stagnant for too long, bacteria can develop, creating a sulfur-like smell.

Flushing the tank can help remove bacteria, and adding a hydrogen peroxide solution can kill harmful microorganisms.

You can do this yourself, but it will require disconnecting the pipe from the cold water inlet on the top of the tank. If you’re not comfortable with this, then contact a professional.

If you are comfortable, first flush your tank (directions to do this are mentioned above).

Then, prepare a hydrogen peroxide solution of 1 cup of hydrogen peroxide for every 10 gallons of tank capacity.

With the water off, disconnect the pipe leading to the cold water inlet.

Once off, pour the hydrogen peroxide solution into the tank through the cold water inlet. Allow the solution to sit in the tank for about two hours to kill any harmful bacteria.

Afterward, you can flush the tank again if you feel it’s necessary, but the watered-down hydrogen peroxide solution is safe. So you can turn the water on and run it normally afterward.

Rust or corrosion inside the tank

Over time, metal components in the water heater can rust, causing brown or reddish discoloration in the water. 

Flushing the tank may remove loose rust, but it won’t address rust inside the tank’s walls. One clear indicator of rust and corrosion is a corroded anode rod.

Leaking Water Heater

A water heater leak is one of the most serious issues you can encounter. 

Even a small leak can lead to significant water damage, mold growth, and increased energy bills.

Possible Causes

Loose connections or valves

Over time, the fittings and valves that connect your propane water heater’s components can become loose, causing small leaks.

These leaks may appear as a minor drip or spray but can gradually worsen if not addressed. 

You can tighten any loose fittings or valves and check the water heater for leaks yourself by first turning off the water and gas supply, then using a pipe wrench or adjustable pliers to tighten any loose connections you find. 

Cracked or corroded tank

If the tank itself is leaking, the internal lining has likely deteriorated. 

Check for signs of corrosion or rust around the base. If you notice significant damage, the tank needs replacing.

Preventative Maintenance Tips

To keep your propane water heater running efficiently and prevent major issues, follow these maintenance steps:

• Schedule annual professional inspections to check for gas leaks, burner issues, or worn components.
• Flush the tank every 6-12 months to remove sediment buildup.
• Inspect and replace the anode rod every 2-3 years to prevent rust from damaging the tank.
• Keep the area around the heater clear of debris to ensure proper ventilation.

When to Call Kauffman Gas for Your Propane Water Heater Maintenance

While some propane water heater issues can be resolved with simple maintenance, others require professional attention—especially when dealing with gas components, burners, or internal tank problems.

At Kauffman Gas, we provide expert propane services from routine maintenance to full system replacements.

If you’re experiencing water heater problems, don’t wait until they get worse—contact us today to schedule a service appointment!

FAQ

What’s the best temperature to set my propane water heater?

A good temperature is usually between 120°F and 140°F. This is hot enough for most uses but helps save energy and prevents scalding.

Why does my propane water heater keep going out?

The pilot light may go out due to drafts, a dirty pilot tube, or a faulty thermocouple. A failing thermocouple can cause the gas valve to shut off. Low propane levels or an improperly opened gas valve can also be the cause.

Will a propane water heater work without electricity? 

Most propane water heaters don’t need electricity to heat water. However, models with electronic ignition or digital features may require power. Water heaters with a pilot light will work during power outages.

Are propane water heaters expensive to run?

Propane water heaters can be very efficient, and in many areas, they cost less to operate than electric water heaters. Costs vary depending on propane prices and how much hot water you use.