The brand makes a difference.

I had an apartment building where the previous owner replaced the water heaters with "Reliance" heaters, because they were the cheapest he could find. Many of them started leaking before the warrenty was up. After exchanging a handfull of them, I decided they are not worth installing. I could get a 50 gallon "Rheem" for $150 at the time from a plumbing wholesaler, so I junked several heaters that were still under warrenty.

It could just need a thermocouple replaced. Easy DIY job with an inexpensive part.

Of if it is a relatively modern gas unit, it's a solid-state igniter. They have about a 5-7 year life, after 3 years I'll buy another one and have it sitting by the unit. Can't buy them at the hardware store, it's a specialty item.

Well I'm home...

Thanks for all the advice. It's odd, the hot water seems to be operating properly at the heater. When I open the pressure relief valve, the pipe gets hot. The pilot light and burners work fine. I think there is a problem with the Dip Tube, because at one point I got warm water out of a faucet for 5 seconds then it got cool again. Seems to be a common problem with water heaters made in the early 90's.

I'll report back with my estimates tomorrow. Thanks again.

A dip tube can't be more than $20. Straght forward to replace with new fittings should take no more than 30 minutes.

$4.28 to be exact...

It should have only taken 30 minutes, but realizing that a pipe wrench was the only way to undo the pipes added about 1 hour to the job. Unfortunately, in my haste, I accidentally pushed the remnants of the old dip tube in the water heater. I would have loved to have seen its' final condition.

The water is now hotter than ever. We used to have it on the highest setting to get hot water, but now I have it on the coldest HOT setting. I will see how hot it is in the morning and adjust it.

Thank god or Al Gore for the internet. I almost spent $700 to replace the water heater. I am sure a less than honest plumber would have suggested a replacement as well.

Thanks for all the help!

Our (old)deer lease shack (450sqft) got a new water heater before the I house I was living in did. Converted to butane and in for under $250. It was a 50 gal. unit for 1 sink and 1 shower. Major overkill. That was 5 years ago. We left it behind too!