Water Heater Maintenance and repair
How to keep yourself in hot water.
Atlanta 8-7-08
Your water heater the most important piece of equipment in your plumbing system. The most important because it is the most dangerous, the most expensive and the most noticeable when it isn’t working. Dangerous because every year hundreds of homes are damaged or destroyed and people are injured from improperly installed and maintained water heaters. Think of your water heater this way, improperly installed without the correct safety devices it is a bomb! Don’t believe me take a look at this video by the renowned television program Myth Busters http://www.youtube.com/watch?v=JmJoyuUJj2Q Water heaters are also the most expensive fixture on your plumbing system averaging around $975.00 for a normal household. Noticeable because………… well I don’t need to remind you of the last time that you wanted a hot shower and didn’t have hot water, do I?
So how do you prolong the life of this essential, gotta have a hot shower, piece of equipment?
Fortunately for you, we have the answer.
Let’s start with the old tried and true tank style water heater. You know that big behemoth that sits in your basement grumbling when it gets used excessively in a short period.
1. The first thing that you need to know is that you have to flush it out once a year. This is easy. Attach a garden hose to the drain valve located at the bottom of the heater and open the drain valve. Now let’s be green about this and drain the hose into a 5 gallon bucket, this will serve 2 purposes. A. you get to see what is coming out of your heater and B. you get to let the drain water cool and then use it for your garden. Never drain the hot water directly from your heater into your plants its not good for them. Now if you see a whole bunch of sediment at the bottom of the bucket you may want to do it again. If the cloudiness or sediment doesn’t decrease within several buckets full of water then you may have a problem that you want your plumber to address.
2. Temperature and pressure relief valve a.k.a. T and P valve. That’s the little valve with the silver lever style toggle that lets water out when you lift it. That little valve is the most important piece of equipment in your home and unfortunately also the most neglected. Manufacturers suggest that you operate your T&P valve at least once per year to check for operation and to make sure there are no obstructions in your discharge line. To test your T & P valve just lift up on the silver lever and let the water run for 10 or 15 seconds and then return the lever to its resting position. Some water should pass through the discharge pipe and then stop when you let go of the lever. If the water doesn’t stop flowing that means that you need a new T & P valve, take care of that immediately it is vitally important. Call your local licensed plumber to come replace it. If you lift the lever and no water is discharged immediately turn your water heater off at the gas control valve and call you local licensed plumber. When the T & P valve is not working properly you basically have a potential bomb in your home.
Manufacturers also suggest that every three years you should have your plumber out to your home and inspect your T & P and replace it if necessary. Your T & P valve is no matter to take lightly, it is very important to maintain and operate for your family’s safety.
3. Operate the main shut off valve above your water heater. This is the valve that controls the flow of cold water into your water heater. This is important to do because if you have an emergency you want to be able to shut the water off to your water heater so if it ruptures it doesn’t flood your home. Turn this valve as far as you can clockwise and then open a hot water tap somewhere in your home for several minutes and make sure that the flow stops. If the flow doesn’t stop you should replace that valve as soon as you can. This can be done by your local neighborhood licensed plumber.
4. Know where your gas shut off valve is and on your next service call make sure that you have your plumber check its operation.
5. Check for excessive waste or soot from your venting if you have a gas water heater. You can usually see this accumulating around the top of your heater right under the vent hood. If you see a bunch of soot or rust flakes you should have your licensed plumber take a look at your venting and test for CO emissions and soundness of your piping. CO poisoning is responsible for many, many deaths in the US annually. Also, while we’re on the subject please make sure that you have a functioning CO alarm in your home; it may save your families life one day.
6. Finally have your local licensed plumber check the water heaters anode rod every three years. The anode rod is a sacrificial aluminum or magnesium rod that dissolves slowly in your water as it is attacked by varying elements inside your water. The anode dissolving helps protect small amounts of metal that are exposed inside your water heaters tank. Did you ever wonder how water heater manufacturers determine their warranties? They do so based on the life expectancy of the anode rod a replaceable part of your water heater. You could virtually double the life of your water heater if this part is maintained and replaced when necessary. Replacing the anode rod costs a fraction of replacing your water heater.
This should give you a good basis for maintaining your water heater. Remember when in doubt please call your local licensed plumber and ask. “The Plumber Protects the Health of the Nation”
In our next article maintaining your Tank-less water heater.
Ted Melko
The Plumber Incorporated
770-420-1234
