Honey! My shower is cold!

If you've ever been caught in the middle of lathering up or ready to rinse the shampoo out of your hair only to be shocked by the sudden blast of ice cold water spewing from the shower head during your morning shower then you've no doubt experienced a water heater failure.

What most homeowners do not realize is tank water heaters have a life expectancy of about 5-10 years (Depending on factors such as use patterns, water quality and build features. Mileage may vary).  Another often overlooked factor that contributes to water heater failure is maintenance.  Yes, you should be maintaining your tank water heater annually.  Didn't know that? Well, most people don't so you're not alone.  Here are some tips on keeping that all too relied upon appliance running for a little longer, and if your wondering about replacing your water heater you can click here for info about the different types of water heaters and what may work best for your home.  


Tank water heaters are quite simple to understand.  I've always described them as not much more than a huge pipe; after all that's pretty much what they are.  Add an electric heating element or gas burner to that pipe and voila, you've got yourself a run-of-the-mill tank water heater.

When cold water enters the tank it is deposited near the bottom so that the less dense, hotter water rises to the top and when a faucet is opened it is delivered.  This process repeats itself every time hot water is needed.

Another process that repeats itself is the deposit of minerals and sediment in the bottom of that "huge pipe".  As water is heated chemical reactions are underway that separate certain minerals from your water.  Those minerals [all water has them, some more than others] are then left to bask in the glory of that huge pipe, or tank, as their final resting place.  It's sort of like spending the day on the beach, only in this case the beach is your water heater and the minerals aren't good summer getaway guests; they will likely cause poor performance and premature failure if not taken care of properly.

Over long periods of time the minerals and sediment in your water can form a build-up on the bottom of the tank, causing problems such as lower storage capacity or overheating of the tank.  Whatever the side-effects, all lead to the ultimate demise and failure of the tank.  This usually presents itself in the form of a leaky tank.  Leaking tanks are not repairable and are your one-way ticket to a high cost replacement bill when you've not planned for such an event.  No one wants that.

Annual Water Heater Maintenance:

 
Step 1
All water heater manufacturers recommend flushing your water heater through the drain valve as pictured on the right.

Depending on your water quality [whether you have water conditioning appliances such as a iron filter or water softener] you might consider doing this more frequently.

Simply attach a garden hose to the threaded valve, or place a bucket under it as pictured, and drain the about one-third of the tank capacity.  This will do wonders at clearing out sediment and build-up of deposits on the bottom of the tank.

Step 2

Every tank water heater is equipped with a safety device called a "Temperature/Pressure Relief Valve".  Plumbers call it the "T&P" to keep it simple.  This valve acts as the water heater's own personal bomb squad in that it relieves excess pressure if there is a major problem like super-overheating or excessive thermal expansion without anywhere for the water to expand to. Click here for a complete rundown on its operation.

A simple visual inspection of the valve will tell you if there is cause for concern.  If you identify water dripping out of the valve outlet or obvious corrosion the valve should be replaced.  Manufacturers recommend "exercising" the valve annually.  This is done by gently lifting the lever, with a bucket placed under the drain tube outlet, to allow for water to flow freely.  This is said to help aid in removing any build-up on the valve seal.

Step 3

Take a look around your water heater.  Get a flashlight and inspect the area around the base where it sits on the floor.  Even old water heaters should look just about the same as they did when first installed.  So, if you see signs of rust or stains on the outer jacket they may be cause for concern as they are likely signs of a leaking tank or piping; both of which need to be addressed by a professional.

Also, make sure the area around your heater is free of clutter.  Keep stored house paint cans out of the utility room.  Make sure nothing is stacked on or leaning against the heater.  Your water heater is not a shelf or a clothes rack.  The safety hazards of storing combustible materials on or next to it are far too dangerous.

Finally
If you find anything that concerns you or any of the three steps listed above are out of your skill set please know that you can contact Aune Plumbing to address the situation. 

Value service agreements, Home Service Plxx, Annual Inspection...Which one is for me?

Depending on where you live or who you may have invited into your home, there is a good chance you have been offered some type of service geared toward either maintaining your mechanical appliances or repairing them when problems arise.

There are companies, both local and national, that will offer programs for major repairs to a fixed group of appliances in your home in exchange for a monthly fee.  The fee is usually based on how many and what type of appliances are covered under your selected service.

These "programs" can be useful for most people not inclined to getting down and dirty with their washing machine on a Saturday morning because a belt is broken and when you wanted to wash your favorite shirt you instead installed a new swimming pool in the basement.  ~Don't ask....

In this contractors opinion, these monthly service agreements are valuable but only when a
[cost vs. benefit] analysis has been considered under simple scrutiny.  Consider this: The home you live in is less than ten years old, all appliances were installed new at construction and no major problems have arisen to date.  Would you benefit by paying a monthly service fee, some can add up to as much as $40-$75 per month? Keep in mind you will be paying this monthly premium every month, problem or not.  Think of it as insurance for your major appliances, with a repair company ready and willing to come out and fix the problem.

My guess is that many homeowners would consider this service to be useful, especially those of us in older homes with not so new appliances.  I caution my customers to read the fine print, however, and do not assume anything.  For instance, when your 25 year old furnace/boiler breaks down and the cause of the problem is not a simple replaceable component you may be left footing the bill for not only the repair parts but also the labor for the service tech.  And in no circumstance should you consider this a insurance plan geared for replacement should the need to install a new refrigerator or washing machine arise due to complete failure.  The service is only good for repairs of equipment that is otherwise in good working order.

So what is the alternative?

The alternative to a monthly bill and "insurance" program is simple really. Annual maintenance. All of us have been told one time or another "Have your heating/air system checked by a certified technician to make sure it is operating properly", maybe you are one of the savvy homeowners who have actually taken the time to read the appliance manual for this suggestion.....if so, you-da-man!

Having your heating and air conditioning system, water heater or washer/dryer inspected annually in my opinion is the best insurance policy against unforeseen problems.  The great thing about this type of "program" is the offering of these services for a one-time fee.  Should a problem be detected upon inspection you are likely to be charged for the repair but, honest pricing and contractors to go along with it should have you up and running again at a low cost when compared to adding up all those months of paying for a service and then only using it to replace a very minor part.

As my friend Mr. Barba says "Do the math".  If I pay $40 a month under the assumption my repairs are covered (for this example lets say they are actually, covered) for the next six months and find myself without heat, making a call for service.  Maybe the problem is a simple repair, after all our example here tells us the repair is covered, and the cost would have only been around $200 total (maybe something like a standard gas valve replacement)


Service plan scenario: $40.00 x 6 (months) = $240 total out of pocket 

Simple service call scenario: $85 service call fee + $115 (gas valve) = $200 total out of pocket

Remember, this is only a hypothetical situation but the completely perceivable nonetheless.  The math does not add up, in at least this example and many cases the problem would have been addressed during the annual inspection. 

Either situation presents a means to have your problems taken care of.  The "program" will insure you have a company you are somewhat familiar with at your service come out to take a look at and [hopefully] repair the problem with no extra charge to you.  The annual service will address the potential of problems and insure your system is performing properly now, with the option to service any problems should they arise in the future.  I can't make the decision for my customers but, in my experience the annual service offers the best value.