Water Heater Maintenance

With proper maintenance hot water heaters today are designed to provide consumers with years of quality service and energy efficiency savings.

Water heaters are one of the most simple and reliable of all home appliances. Whether it is an electric water heater, natural gas water heater or propane water heater, regular maintenance will keep it functioning efficiently and continue to provide service for years to come.

How Does a Water Heater Work?

As cold water enters the holding tank it flows through a plastic pipe called a dip tube. The dip tube delivers the cold water to the bottom of the tank where the burners (or elements if the water heater is electric) are located. The burners heat the water to the temperature set by the thermostat. The heated water rises to the top of the tank where it flows out when a fixture is opened throughout the house. As hot water the hot water is used, additional cold water is delivered via the dip tube and the process begins again.

Water heaters are designed with a layer of insulation between the outside of the tank and the inner shell. This insulation assists in keeping water in the holding tank hot.

Why Do Water Heaters Fail?

Corrosion is the primary cause of water heater failure, followed by sediment build-up. Corrosion and sediment build-up vary depending on the quality and chemicals in the water flowing through the system.

Salt water filtration or water softening systems that use salt will speed up corrosion, where hard water will cause sediment, such as calcium deposits, to build up quicker. All water heaters are designed with an Anode Rod which attracts corrosive particles. In “self-cleaning” water heaters this rod actually moves and stirs the water to keep this build up from occurring. Without proper maintenance either of these two situations can cause a water heater to give out before its time.


Water Heater Maintenance Plan

Regular maintenance of the water heater should be on every homeowners’ honey do list. Water heater maintenance should be scheduled at the minimum, once a year, depending on the quality of water in the area up to two or three times per year.

• Inspect the electrical and gas connections. If electrical wire connections become loose this could short out the system. Gas connection leaks are dangerous and must to be addressed immediately. Using a mixture of equal parts dish soap and water, generously apply to gas fittings and connections. If bubbles appear, contact a licensed gas technician to repair.
• Inspect the flue pipe. Check to make sure it is properly aligned with the water heater exhaust port. Inspect the roof vent to make sure the flue hat is properly in place and all points in between are connected and secure.
• Inspect the anode rod. Anode rods tend to require replacement every five years or so. This part can be removed from the top of the water heater. Be sure to turn off the cold water inlet valve before removing. If the anode rod is begins to look like a worn wire, it needs to be replaced.
• Flush the water heater to remove built up sediment, calcium deposits and other corrosive particles. Be sure to turn the electric or gas off to the water heater. Drain the water heater by connecting a garden hose to the valve located at the bottom of the tank. Water coming directly out of the tank can be very hot, use caution when draining a water heater around small children and pets.
• Inspect your dip tube. The first sign that the dip tube is failing is noticed when hot showers suddenly turn cold.
• Check the temperature and pressure relief valve (T & P). Test the T&P by raising and lowering the test lever on the valve. Frequent testing can reduce the chance of a leak caused by mineral and corrosion buildup. If the valve is touchy and blows off easily. Check the home’s water pressure.
• Check the homes’ water pressure. Excessive water pressure can cause damage to plumbing pipes, fixtures and water heaters. According to the International Code Council, a home’s water pressure should be no more than 80psi. Homeowners can check the pressure of their home’s incoming water by turning off all the fixtures in their home and placing a gauge on an exterior hose bib. If the pressure is over 80 psi, a pressure regulating valve (PRV) should be installed or the existing PRV adjusted.

If a homeowner is not comfortable with any of these steps or if their water heater needs to be repaired, it is recommended that a professional water heater installer or licensed plumbing contractor be hired.

Published with permission – This article was first published on April 27, 2010 under the byline Katrina Rief-Derrico at at Suite101: Water Heater Maintenance