Home Disaster Prevention - Water Heaters

Believe it or not, fall season is here! For most, the end of summer signifies the last chance to squeeze in some sun, fun, and maybe even that mythical vacation that some people speak of.? In the midst of all the excitement, the remaining warm weather can also provide a prime opportunity to tackle some key maintenance tasks around the house and shorten your daunting to-do list.

I spent the first decade of my career working with commercial and industrial mechanical equipment, but the bulk of my residential forensic investigations over recent years have involved failures of common household appliances such as water heaters, HVAC systems and plumbing fixtures. While some of these failures are unforeseeable, there are some simple proactive steps that can be taken to maximize the useful life of the equipment and correct issues before they result in catastrophic failure. A few hours of preventative maintenance on a pleasant sunny day can potentially save a substantial amount of money and headache during the most inconvenient times.

Typically considered a set it and forget it type of appliance, water heaters do have certain maintenance steps that are recommended by most manufacturers that will ensure equipment longevity. Unfortunately, water heaters rarely give any warning in terms of their output that a failure is imminent, so performing annual checks can be critical in catching issues in a timely manner. An unplanned failure can result in not only a lack of available hot water, but also potentially costly damage due to a very rapid accumulation of water leaking out onto the floor of your home.

Water heaters contain several safety mechanisms to prevent the buildup of temperatures and pressures to dangerous levels.? One such device is found on every water heater and is called the T&P (Temperature & Pressure) relief valve (Figure 1).? This is a mechanical device with an internal spring that you will find attached to the top or side of the water heater.? The T&P valve should have piping attached downstream of the valve to allow removal of hot water within the water heater to a specific drain location, if and when the valve was to activate.? Manufacturers recommend at least annually “exercising” this valve to ensure the waterways are clear and the valve mechanism is properly functioning.? The purpose of exercising the valve is to remove the buildup of scale and debris that might prohibit proper operation of the internal spring, which, if other problems with the heater or plumbing system were to develop, could result in dangerous temperatures or pressures within the water heater.

The process for testing the T&P valve is to simply raise the metallic handle of the valve, which will compress the internal spring and release water through the valve. Be sure to check your water heater manufacturer’s operation instructions if you have any doubts about how to perform this check.? Before you do this test, it is very important to make sure that the end of the T&P valve has piping attached and that the end of that piping is routed to the exterior or to an interior drain.? It’s a good idea to know exactly where this piping terminates! Keep in mind that the water released from this T&P valve during normal operation may be scalding hot, so exercise caution when operating, and ensure that the discharge pipe is rigid or properly secured to prevent unintended exposure.

If you were to see that water is intermittently or constantly draining from this pipe during normal operation this is an alert that a serious problem exists. Although water flowing through the valve indicates that the T&P valve is properly functioning, more importantly it indicates that there is another urgent problem that needs to be addressed within either the plumbing system of your home or the water heater itself.? Alternatively, if water does not flow when manually operating the T&P valve, this is also an indication of an urgent problem. Turn off power to the water heater and call a plumber immediately if either scenario occurs. ???

Storage tank water heaters (as opposed to tankless) can build up sediment composed of minerals and other debris in the bottom of the tank over time, and thus draining the tank helps flush this sediment out. Excessive buildup can lead to inefficient operation, and higher power consumption. To alleviate this, draining and flushing of the tank is recommended after the first six months of operation and at least annually thereafter[1], which only involves a few simple steps, as follows:

1. Shut off water supply valves to the water heater.
2. Turn off power to the water heater. Allowing the tank to sit offline overnight to cool down following this step can help to avoid injury due to exposure to scalding hot water.
3. Attach one end of a garden hose to the drain valve at the bottom of the water heater, and route the other end directly outside, or into an available floor drain.? Ensure the end of the hose will drain to a safe location, where the water flow will not result in flooding or damage.
4. Open a hot water tap, such as a sink faucet, near to the water heater to alleviate pressure and speed up the draining process.
5. Open the drain valve on the water tank and ensure that water begins to flow out of the opposite end of the hose. Keep in mind that if the water heater has not been allowed sit and cool for at least a few hours prior to this step, the water discharged may still be scalding hot.
6. With the drain valve still open, turn the water supply back on to flush the tank with fresh, clean water and help eliminate any remaining sediment on the bottom of the tank until water runs clear.
7. Close the drain valve and remove the connected water hose. Once the tank is refilled, restore power to the water heater. Don’t forget to shut off the faucet that was turned on earlier, and double check that the drain valve is leak free.

Additionally, most metallic storage tank water heaters contain what is referred to as a Sacrificial Anode Rod (Figure 2). These long metal rods, typically made of magnesium or aluminum, extend downwards through the water tanks interior and attract particles of iron, limestone, or other minerals in the water that can corrode the interior of the tank, which would ultimately lead to premature ruptures and leaks from the tank. The anode rod is thus sacrificing itself over time to protect the tank from corrosion. A good rule of thumb is to remove and inspect this rod every one to three years, and to replace it when roughly 50% of the rod has been consumed. Hard water, or the use of water softeners (due to the replacement of “hard” minerals in the water with sodium) can increase the rate of deterioration, so more frequent checks may be prudent depending on your specific usage. Replacement anode rods for standard water heaters can be found in hardware stores or online and range from $20 to $40 on average. So, while the tank is drained, don’t forget to take a peek at the anode rod!? Warning:? the anode rod is accessible from the top of the water heater and requires the proper socket wrench to remove along with a more than typical amount of torque.? The job is best handled by a professional plumber and may not be appropriate for those homeowners without the requisite tools and strength!

Wrap Up

These simple steps should provide some peace of mind that your water heater is running to the best of its ability when you need it the most. Final step – inform your family of all the hard work you just completed! But let’s be honest … nobody is going to notice or fully appreciate any of this labor except for you. So, bask in that pride, and enjoy the peace of mind that your system is performing at their peak. You’ve done well!

As with any home maintenance project, unfamiliarity with the tools and process can be dangerous. Content in this article is being provided for educational purposes. ESi will not be held responsible for any injury due to the misuse or misunderstanding of any information provided in this article. All home maintenance projects are purely “at your own risk.” If you are at all uncomfortable or inexperienced working on projects yourself (especially projects involving dangerous tools), please reconsider doing the job yourself. It is very possible on any home maintenance project to damage your property, create a hazardous condition, or harm yourself or others.

[1] Whirlpool Residential Electric Water Heater Use and Care Guide 323099-000