The water heater is leaking, or there is no hot water
A failing water heater usually gives one of three signs: a puddle at the base of the tank, water dripping from the relief valve discharge pipe, or no hot water at all. A slow puddle can turn into a flooded utility room when a corroded tank finally splits, so it is worth acting the same day even if the leak looks small. Gas and electric heaters fail in similar ways but need slightly different shutdown steps.
This page covers the safe shutdown first, then the rules that apply when the heater is replaced. Replacement is permitted work in both the City of Jasper and unincorporated Pickens County, and the city publishes a flat permit fee for it. The page does not estimate the cost of a new heater or installation, because no public source publishes those prices for Pickens County.
Shut it down safely
Close the cold-water supply valve on the pipe that feeds the top of the tank. For an electric heater, switch off its breaker at the panel; running the elements in an empty or draining tank burns them out. For a gas heater, turn the gas control to the off or pilot position. If you smell gas, leave the house and call 911 or the gas utility from outside.
If the tank itself is leaking, attach a hose to the drain valve near the bottom and route it to a floor drain or outside, then open a hot-water faucet upstairs to let air in. Water from the tank can be scalding, so let it cool if you can. If the leak is from the temperature and pressure relief valve, do not cap or plug it. A relief valve that discharges is releasing pressure or heat for a reason, and a plumber should find out why.
What the City of Jasper requires and charges
Inside the city, Article IV requires a permit before anyone installs or replaces a plumbing or gas system regulated by the technical codes, and the city applies the 2024 International Plumbing Code with Georgia amendments to permits issued on or after January 1, 2026. Fuel gas work follows the Georgia-amended codes the city lists on its building page as well.
The city's fee table lists a flat $50.00 per unit for furnace, air conditioner or water heater replacement, and a $50 administrative fee is collected on all permits in addition to the permit fee. A re-inspection, if the first inspection fails or no one is home, is $50.00. The page says permits are valid for 1 year and inspections must be scheduled in advance.
| Item | Fee | Source |
|---|---|---|
| Furnace / air conditioner / water heater replacement | $50.00 per unit | City of Jasper Building Department |
| Administrative fee on all permits | $50 | City of Jasper Building Department |
| Re-inspection fee | $50.00 | City of Jasper Building Department |
| Work started without a permit | 200% of calculated fee | City of Jasper Building Department |
Water still moving? Close your own shutoff valve first, then send a Free Quote Request.
Free Quote RequestPickens County: permit, affidavit, inspection
Outside the city, Pickens County Planning & Development issues the permit, and its page says building permits must be applied for in person at 1266 East Church Street, Suite 136. The plumber's Plumbing / HVAC affidavit must be submitted with copies of their current driver's license, business license and state license; the affidavit asks which state license, Master Plumber Class I or Class II, is being used. Inspections are scheduled by calling 706-253-8850.
The county's fee schedule does not list a flat water heater fee the way the city's does, so ask the office how the permit is priced. Work done without a permit is charged double permit fees under the county schedule. The permit fee page compares both offices.
Signs the problem is the plumbing, not the heater
Sometimes the heater is fine and the system around it is not. A relief valve that drips after every heating cycle can point to high water pressure or a failed expansion tank. Rusty hot water, a rumbling tank or a sudden drop in hot water can mean sediment, a failed element or a broken dip tube. A water heater that keeps running may also be heating water that is leaking somewhere else in the house; the meter test in the hidden leak guide tells you whether water is disappearing.
If a leak from the heater ran up a county water bill, keep the repair invoice for a possible adjustment under the county leak adjustment policy.
Questions for the plumber about a replacement
Ask whether the quote covers the permit and inspection, haul-away of the old tank, and any code updates the new installation needs, such as relief valve discharge piping, an expansion tank or venting changes for a gas unit. Ask whether the new heater will sit where the old one was or will need new connections. If the heater is in a finished space, ask about a drain pan and where it drains. Request a written scope and the license number of the plumber responsible. Keep the permit, inspection result and warranty paperwork together for the life of the heater.
Hiring for the replacement
Water heater replacement is plumbing work, and gas heaters add gas piping. Ask for the plumber's Georgia license number and confirm it through the Secretary of State, as described in the license check guide. A quote for permitted work should include or list the permit. The Free Quote Request on this page sends your details to an independent plumber who serves Pickens County.
Where these facts come from: City of Jasper: Building Department (2026 codes, permit fees, inspections); City of Jasper: Article IV, Building Permits and Certificates (PDF); Pickens County, GA: Planning & Development (permits, inspections, affidavits); Pickens County Planning & Development: Plumbing / HVAC Subcontractor Affidavit, updated 2/15/2023 (PDF); Pickens County Planning and Development Fee Schedule, effective 12/01/2020 (Master Fee Schedule, PDF); Georgia Secretary of State: Division of Master and Journeyman Plumbers FAQ. Checked 2026-10-26.
Describe the problem once. Independent plumbers who work in Pickens County can follow up.
Free Quote RequestQuestions Pickens County homeowners ask
What does a water heater replacement permit cost in the City of Jasper?
The Building Department lists $50.00 per unit for water heater replacement, plus the $50 administrative fee charged on all permits.
Should I plug a dripping relief valve on my water heater?
No. The relief valve releases excess pressure or heat. Leave it open and have a plumber find the cause.
Who issues water heater permits outside Jasper city limits?
Pickens County Planning & Development, which takes building permit applications in person at 1266 East Church Street, Suite 136.