How long do tank water heaters last? The answer is, according to most plumbing experts, 8-12 years. That’s quite a range. Which ones will last eight and which ones will last twelve? Angie’s List recommends replacement at ten years. That’s easy to say, but as a home inspector I’ve seen water heaters working just fine after 18 years. It’s not all a result of construction quality. What else could cause a 30 percent swing in longevity?
Maintenance and water quality. What things can you do to provide 30 percent more longevity to your water heater and stave off that day when the first person in the shower shouts, “Honey, no hot water.” Think of it this way; instead of waking up to no hot water every 10 years, you can go 12 or 15 years without that cold-water shock. Here’s what to do.
• Find and read the manual that came with your water heater. I know this is basic, but there is a section that talks about care and maintenance. Tape this booklet to the side of your unit with the sales slip, warranty and service person contact info.
• Check the set temperature. Keeping the heater at 125 degrees will minimize bacterial growth. Most units have a place on the case where you can adjust the temperature. Take a look in the manual for the hot water chart if you have small children. You don’t want to set the temperature too high, as it could be a scalding hazard.
• Check the temperature-pressure relief valve on the side of the unit by placing a pan under the PVC pipe coming off the valve and opening it up a few times to let several quarts of water out. Then watch to make sure there are no leaks from the valve. You are checking to see if the valve works. If it leaks, call for service.
• Drain about a quarter of the tank out every year or two from the bottom. This will require a hose if you don’t have a drain handy and the instructions for the heater. As water flows into your tank, dirt, sediment and minerals settle on the bottom. As this sediment builds up year after year it will cause your heater to work harder and fail earlier.
• There’s a sacrificial anode, rod, inside your heater that protects the inside of the heater from rusting. You should have a professional check it every two or three years. Replacing it if it’s almost gone will really extend the life of your heater.
• Smell something funny coming from the hot water tap? Rotten eggs maybe? Usually it’s not serious — it’s just anaerobic bacteria in a tank not hot enough to kill it. Your plumber can pour a pint of hydrogen peroxide in and turn up the heat. If this doesn’t solve the problem, get a pro to analyze it. It could be Legionella bacteria, which grows between 68 and 120 F. This bacterium causes Legionnaires’ disease or legionella pneumonia, causing flu-like symptoms. It’s serious.
Here’s to hot showers for many years without surprises.