Water Heater Trouble in Covington, GA: Repair, Replace and the Paperwork

Make it safe first

If the tank is leaking, close the cold-water valve at the top of the heater. Turn off the breaker for an electric heater, or turn the gas control to off for a gas heater. Catch the water and move anything that could be damaged.

Leave the temperature and pressure relief valve alone. If it is dripping or discharging, it is doing its job of releasing pressure or heat. Never cap or plug its discharge pipe. A plumber needs to find out why it is opening.

If you smell gas, leave the house and call the gas utility from outside. The City of Covington runs its own natural gas utility, listed among its departments; NCWSA does not supply gas.

Repair or replace?

Many problems are parts. An electric heater with lukewarm water often has a failed element or thermostat. A gas heater that will not stay lit may need a thermocouple, flame sensor or gas valve. These are repairs, and usually much less than a new unit.

A tank leaking from its body cannot be repaired. Rusty hot water, heavy rumbling from sediment, or a unit well past its expected life are also signs that replacement is the better spend. Ask the plumber to show you the failure and put the reason on the quote.

When replacing, ask about tank size, recovery rate, energy factor and whether the new unit fits the existing venting, gas line and electrical circuit. Changes to any of those add cost and may add a permit.

Codes that apply in Covington

The City of Covington lists the codes it enforces, as adopted by the Georgia Department of Community Affairs. For water heaters, three matter: the 2024 International Plumbing Code, the 2024 International Fuel Gas Code and, for electric units, the National Electrical Code, 2023 Edition, each with Georgia Amendments.

Those codes cover things like the relief valve and its discharge pipe, venting for gas units, combustion air, seismic or other strapping where required, and drain pans in locations where a leak would cause damage. An inspector checks them on a permitted install.

For code questions, the City's page points to DCA's codes office at (404) 679-3118.

Permits and who applies

Inside Covington, building permits are handled by Planning and Development. Its building permit application lists a residential plan review fee of $75.00 and asks for the contractor's state license and business license, with Georgia-licensed subcontractors named for each trade.

Whether a straight water heater swap needs a permit is a question for the permit office for your address; ask before work starts. Moving the heater, changing from gas to electric or tankless, or adding a new circuit or gas line changes the design and is far more likely to need one.

Have the plumber put on the quote who will apply and whether the permit cost is included. Outside the city, ask Newton County; see the permit guide.

Licenses for a water heater job

In Georgia, plumbing licenses come from the State Construction Industry Licensing Board's Division of Master Plumbers and Journeyman Plumbers. Electrical work and conditioned air work have their own divisions. A gas water heater with a new gas line, or an electric one with a new circuit, can involve more than one license.

Check each license in the Secretary of State's GOALS lookup. The license guide lists what to match on the quote.

Ask for proof of insurance too, especially for heaters in attics or upstairs closets.

Leaks, bills and the next step

A slow leak from a heater or its relief valve goes through the water meter like any other leak. On a City of Covington account, the leak policy can discount leaked water above your average for the two highest months, if you provide a repair bill showing where the leak was fixed.

If the leak went into a floor drain connected to the city sewer, the policy says no sewer adjustment can be given. If it soaked into a crawlspace, the sewer portion can be brought back to an average. See the leak adjustment guide.

The Free Quote Request on this page reaches independent plumbers who work in Covington and Newton County.

Small habits that extend a heater's life

Draining a few gallons from the tank's drain valve once or twice a year flushes out sediment, which is the main cause of rumbling and lost efficiency. Testing the relief valve by lifting its lever briefly confirms it is not stuck, although an old valve may then start to drip and need replacing.

Setting the thermostat no higher than you need saves energy and reduces scald risk. If you are away for a long time, many heaters have a vacation setting.

Tankless and heat pump options

If you are replacing a heater anyway, ask about tankless and heat pump models. Each has different venting, electrical and space needs, and those changes are exactly the kind of design change that brings permits and inspections into play. Get the plumber's view on whether the house is suited before deciding.

Sources for this page: City of Covington, GA: Construction Codes (codes enforced by the City); Georgia Department of Community Affairs: Current State Minimum Codes for Construction; City of Covington, GA Planning & Development: Building Permit Application (rev. 12/26/25, PDF); Georgia State Construction Industry Licensing Board, Division of Master Plumbers and Journeyman Plumbers (O.C.G.A. Title 43, Chapter 14); Georgia Secretary of State: GOALS license lookup; City of Covington, GA: Leak Policy and Leak Adjustment Request Form (PDF). Checked 2026-10-30.