Should I Replace the Water Heater Before Selling My House?

As a home seller, you’ll face some gray-area decisions about what to fix, replace, or leave as-is. A common question that comes up is “Should I replace the water heater before selling my house?”

If the water heater is working (and not leaking), you might be tempted to ignore it. After all, it’s not as noticeable as other preparations, like painting or cleaning the carpet. But what if it’s older? How old is too old? How might it impact your home sale?

To help answer these questions, we spoke with Adrian Chu, a top real estate agent in Seattle who has more than 15 years of experience advising home sellers. Here’s what to consider before making a decision.

The Top 5% of Agents Sell Homes for Up to 10% More

HomeLight analyzes over 27 million transactions and thousands of reviews to determine which agent is best for you based on your needs. Connect with your top agent matches today at no cost.

Get Started

Should I replace the water heater before selling my house?

“Relative to the home prices in the area, [a water heater] is a smaller expense, so it generally won’t be a deal breaker,” Chu explains. “However, it depends on the home, its location, and what else is involved.” Top agents like Chu know that the water heater is just one puzzle piece in a larger picture that can influence a buyer’s decision.

You obviously want to maximize your home’s sale proceeds, but if buyers see an older, inefficient, or shabby-looking water heater, they may start to wonder if the rest of the home has also been neglected.

Chu says there are two general rules he follows when advising sellers on whether to replace the water heater before listing a home. “If there are leaks and/or if the water heater is more than 10 years old.”

Here’s when replacing your water heater before listing makes sense:

• It’s leaking or visibly damaged. Any signs of leaks, rust, or corrosion are red flags for buyers and could make your home harder to sell.
• It’s more than 10 years old. While some water heaters last longer, an older unit will likely be flagged in the inspection report.
• You’re in a buyer’s market. When buyers have more choices, they may ask for repairs or replacements during negotiations.
• You want to avoid last-minute price negotiations. If the inspection uncovers an aging water heater, buyers may request a credit or replacement, which could delay the closing process.

If your water heater is old but still functioning, Chu advises that you disclose its age and condition upfront. “The age of the [unit] is normally uncovered in the home inspection,” so being proactive can help prevent surprises later in the sale process.