Water heater repair, service and maintenance, by Visnja Cutura

Most tankless water heaters have a life expectancy of more than 20 years. They also have easily replaceable parts that extend their life by many more years. In contrast, storage water heaters have an average lifetime of 10 to 15 years. The quality of the water – whether it's acidic, rusty or high in carbon – will affect the lifespan of the tank.

Importance of maintenance

Periodic water heater maintenance can significantly extend your water heater's life and minimize loss of efficiency. Routine maintenance for storage water heaters, depending on what type/model you have may include:

1. flushing a quart of water from the storage tank every three months
2. checking the temperature and pressure valve every six months
3. inspecting the anode rod every three to four years.
4. checking the burner compartment for soot
5. checking the condition of the vent and making sure it is working properly
6. if the heater is FVIR (Flammable Vapor Ignition Resistant), maintaining the flame arrestor and making sure that nothing is blocking the air intake

Read your owner's manual for specific maintenance recommendations.

Remove or repair

Almost all components on a water heater can be fixed or replaced except for the tank. To prolong the life of the tank, make sure your anode rod is still there, and replace it when needed.

It is recommended that homeowners have their water heaters maintained on a yearly basis by a professional.

When the water heater is leaking and the steel is rusted, there's no practical way to fix it. In that case you must install a new one.

Usual problems

No hot water /water not hot/water too hot

No hot water /water not hot/water too hot – for an electric water heater, check the thermostat/heating element/power; for a gas water heater check the thermostat/pilot light or check for leaking faucets or a faulty dip tube (the long pipe inside the hot-water tank that carries cold water to be warmed at the bottom of the tank).

Temperature pressure relief (TPR) valve leaking

the TPR valve is a safety mechanism that releases water – and thus relieves pressure – if either the temperature or pressure in the tank gets too high. Placing an expansion tank in the line at the inlet will give the increased volume someplace to go and prevent operation of the relief valve.

Popping or banging noise

in electric water heaters, scales can build up on the heating elements causing all sorts of noises to occur while heating. Try removing the heating elements and either cleaning or replacing them.

In gas water heaters, scales can build up on the bottom of the tank, which causes noises. Try flushing the tank. In areas with high mineral content, it is recommended to drain at least 5 gallons from the drain valve every six months or so to prevent sediment build up.

Stinky water

certain types of bacteria can react with the magnesium anode rod, resulting in a rotten egg odor. Clean the tank using chlorine bleach – or changing the anode rod to aluminum usually will solve the problem.

Professional repair

Some jobs require professional repair people. On electric water heaters the elements and thermostats are easily repairable and replaceable. They are also easy to obtain. Gas water heaters, on the other hand, have many more variables, and almost always require a plumber or other professional contractor.

It is recommended that homeowners have their water heaters maintained on a yearly basis by a professional. Your plumber/contractor would make sure the relief valves are working properly, that there aren't any loose wires, or there aren't any gas leaks. You can also sign up to different home heating protection plans designed to meet your particular needs, and your budget. Some of them provide basic plan for around $125, up to a deluxe plan for around $275 - $300 per year.