By Jon McCreath, NPI Franchise Owner, Emerson, Georgia
If you’re like most savvy homeowners, one of your main goals is to maintain your appliances for as long as possible before the need to replace them forces a new purchase. Water heaters are no exception to this, and they are one of the most important appliances in your home.
How Long Does the Average Water Heater Last?
According to manufacturers’ information, the average life expectancy of a traditional tank-style electric or natural gas water heater is around eight to 10 years. Some estimates show that electric water heaters may last slightly longer — up to 15 years. Years can be added or subtracted, however, based on weather, the unit’s design, its original installation, and the level of maintenance the unit has been given. Maintaining your water heater on an annual basis may add as many as five years to the life of the unit.
How to Maintain Your Water Heater
The first step in providing the appropriate maintenance is to have a professional plumbing company perform an annual inspection. When managing electricity or gas with water, you’ll want to ensure that repairs and installations are completed by thoroughly trained, licensed and insured technicians.
The majority of work takes place during the process of draining and flushing the water heater. This should be done at least once a year. A technician will test the temperature-pressure-release valve (this valve stops the tank pressure from climbing too high). Next, they will drain the heater and stir up sediment by opening the cold-water supply valve. They will repeat this process is until the water runs clear.
Excessive sediment is important to remove, as it will not only cause the tank liner to crack, but it will also coat the anode rod with calcium and allow it to corrode. The anode rod is used to slow down corrosion inside the tank and extend the life of your water heater, and it should be replaced if it’s less than 1/2 inch thick or covered. A technician can also adjust your thermostat to the recommended 120° F (49° C). This prevents the tank from overheating and causing damage.
Looking to save even more on energy costs? A technician can help you with that, too. By lowering your water temperature by 10 degrees, you may save up to 5 percent on your utility bills! Enclosing hot- and cold-water pipes with foam pipe insulation will preserve water temperatures as well.
When Should You Replace a Water Heater?
Age is not always a prime indicator for appliance replacement, but an appliance does warrant evaluation if you are investing in more repairs as the unit ages. If your water heater is more than 10 years old, it could be on its last leg. Other signs that a water heater replacement is in your future: it operates intermittently, produces rusty water (a qualified plumber can tell you whether you have a rusty tank or the issue is in the pipes), makes rumbling noises (which may be caused by hardened sediment in your tank), or leaks.
Jon McCreath is a professional National Property Inspections home inspector in northwest Georgia. If you live in the area, call 404.426.3661 to schedule your home inspection with Jon.
NPI and GPI home inspectors have the tools and knowledge to assess your home. Consult with your local NPI or GPI inspector for an assessment of your home.
Tagged: appliance maintenance, drain water heater, flush water heater, Jon McCreath, Plumbing, replace water heater, water heater maintenance, Water Heaters