Your water heater is probably the most important part of your home’s plumbing system. A well-maintained heater can last ten to fifteen years or more. But, a heater that is not properly maintained can fail in four to six years. The condition of the drinking water in your area and the location of the heater in your home are beyond your control, but proper maintenance of the heater and its plumbing system is crucial to the life and safety of the heater.

This article provides you with a list of items to check for both tank and tankless water heaters. As you go through the steps to check your heater, if you have even the slightest doubt about its capability, get a licensed professional plumber involved! You’re dealing with hot water, natural gas, and electricity!

Tank Type Water Heater Maintenance:

Wind (Gas water heaters only)

• The vent must be the same diameter as the draft diverter on the heater tank.
• Ventilation should generally go “up and out” of the roof.
• Where it passes through the exterior wall, the vent must be double-walled.
• Vent sections must be bolted together with a minimum of three screws per section.

Note: Poor vent pipe connections can fall apart and lead to carbon monoxide poisoning, the silent and deadly gas!

Temperature and pressure relief valve (T&P Valve) The T&P valve is designed to prevent the heater from exploding if the water pressure or temperature exceeds safe limits.

• Pull up on the valve handle and the water should come out and stop when you release the handle.
• The T&P valve has a drain line that must run down to about 6″ above the floor or be connected outside of your house.

Note: Water leaking from a T&P drain line may indicate a faulty T&P valve, high water pressure, or a malfunctioning thermal expansion device.

water pressure (All water heaters)

• Water pressure of more than 80 pounds per square inch (psi) can damage heaters and plumbing. It can also damage plumbing fixtures, toilets, and their fixtures.

Note: One sign that you have high water pressure is when the T&P valve on your heater starts to open and close.

Outdoor water heater Metal casing and plumbing fixtures

• Inspect the outer sheet metal casing of the heater for leaks or rust.
• Inspect heater plumbing fixtures for corrosion, rust, or water spots.

Note: Rusty fittings or a discolored casing are a telltale sign of a leak!

Temperature control

• Inspect the heater’s temperature control dial to make sure it is set for the correct water temperature.
• The ideal water temperature is 120° Fahrenheit.

Note: Any temperature above 120° Fahrenheit greatly increases the risk of burns, energy use, and sediment buildup on the bottom of the heater!

Combustion chamber (Gas water heaters)

• Turn the gas valve control to the “pilot position”.
• Remove the exterior access hatch or cover on the side of the heater.
• Inspect the roof of the chamber for heavy rust, water marks, or pitting.
• Return the gas valve control to the “on position”.

Note: Black soot in the firebox means draft trouble, combustion trouble, smoke trouble, and fire hazard!

pedestal base (Gas water heaters)

• Make sure the pedestal base the heater rests on is stable and supports the unit.
• The typical pedestal will keep the bottom of the heater at least 18″ off the floor.

Note: A newer water heater may have a “filtered firebox” which is supposed to solve the need for a pedestal. Consult the owner’s manual for your heater.

Drain valve

• Open the drain valve to ensure that mineral deposits, anode sludge, or rust have not clogged the drain from the heaters.

Drain Overflow Pan

• If your heater is on the 2^n/a the floor above the living space must have a drain pan.
• The drain pan must be connected to the outside of your house.
• Inspect the condition of the drain pan, the accessories and the pipes to the outside.

corrosive fumes (Gas water heaters and tankless water heaters)

• Water heaters draw air for combustion, and air quality is important.
• Corrosive liquids, ammonia, or acids stored near a heater can create corrosive air.

Note: Corrosive air entering the burner can prematurely corrode the heater.

Internal tank corrosion and rust-The internal tank of your heater is constructed of steel and lined with glass to prevent rust. sacrificial anode rods They are installed in the tank to protect the internal glass-lined steel tank from rusting. Aluminum/zinc or magnesium anode rods will corrode over time and deplete through an electrolytic process.

Note: Replacing the anode rod can extend the life of the heater, but should be done by a trained professional service technician.

Sediment Accumulation-Sediment is created when hard water is heated. Sediment buildup on the bottom of the tank can cause the bottom to overheat and melt the glass tank lining. It can creep into the recirculation lines, stick open check valves, and cause the recirculation pump to stall until it burns out. Sediment buildup on the bottom of gas water heaters encourages noisy operation. The noise is caused by small amounts of water below the sediment layer turning into bubbles of steam, which then collapse violently.

Note: Sediment buildup can reduce the heater’s energy efficiency and void the warranty on some residential water heaters!

Tankless Water Heater Maintenance:

blush-Most tankless water heater manufacturers recommend redness the whole unit each 6 months to 1 year depending on the quality of the water. Consult your manufacturer’s recommendation for washing. Washing the unit regularly removes any mineral deposits (usually calcium or lime) that may have accumulated inside the boilers. Manufacturers recommend using a utility pump to circulate 3 or 4 gallons of vinegar or another low grade acid for 45 minutes to clean any deposit.

Note: Without the proper equipment, this can overwhelm a do-it-yourselfer!

water drain valve

• Periodically check the heater”online filter” to prevent dirt and debris from accumulating. The filter is a cylindrical screen.

Note: Consult the manufacturer’s cleaning instructions to avoid injury from hot water.

Troubleshooting-If a fault occurs with your tankless water heater, an error code will flash on the control panel’s digital display.

Note: If any remedy involves gas or electricity, or if you have any questions about how to perform the remedy yourself, call a qualified service technician! Make sure you know the brand of your heater, that you have the proper tools to diagnose the problem, and that you have the parts to repair the unit.