Water heater
maintenance
Maintenance guidelines for water
heater storage tanks
Proper water heater maintenance will extend the
life expectancy of any system. Whether electric, gas, heat pump or
solar powered; storage tanks require periodic maintenance to
maximize performance, efficiency and durability.
Periodic maintenance can eliminate most
of the causes of premature tank failure. Before servicing, it's always
wise to reference
the owners' manual.
Warning,
Always Exercise Caution
In many
instances water heater maintenance can be preformed by the systems'
owner. Be
advised that when servicing a water heater there's always the
risk of scalding, and scalding is a serious health hazard even for
healthy adults.
It's always
a good idea to have additional towels and/or rags
available when performing water heater maintenance tasks.
If you're uncomfortable or uncertain performing
such water heater maintenance tasks on your own (especially repairs,
retro fitting
and replacing parts) consult with
a local water heating
professional. It's better to be safe than
sorry.
Internal corrosion and rust
The biggest cause of premature storage tank
failure is corrosion and rust. Tanks (electric, gas and solar
powered) are made of steel and when exposed to
oxygen, electrical conductivity and excessive heat, steel can corrode
and
rust rapidly.
Protect
against corrosion
Tanks come equipped with
protective glass coatings along the internal steel lining. These
coatings
are designed to protect the steel from internal corrosion. These glass
coatings inevitably
have flaws, and other important metal fixtures are not
sufficiently protected by the coatings.
To further protect the steel and the
other metallic fixtures, a sacrificial metal rod is immersed into the
storage tank.
- Water
Heater Anode; the anode rod is the most important safety
feature any storage tank has against corrosion. Unfortunately most
people are
either unfamiliar or unaware of them.
- Inspecting
and Replacing a Water Heater Anode Rod; is an
essential water heater maintenance procedure. In protecting the steel
tank, these sacrificial rods are designed to deteriorate, but once
they're gone, the steel tank and metallic fixtures are seriously at
risk.
Storage
tank sediment build up
When water is heated, minerals (usually calcium
carbonate) are extracted. These minerals, also referred to as
sediments, settle along the bottom of the storage tank. Sediment
build up can seriously compromise the performance and the overall
efficiency of any water heating system.
Overtime this build up forms a layer between the
stored domestic water and the tanks' lower heating element. This makes
the heat transfer less energy efficient, and it can reduce the systems'
overall storage volume.
Sediment build up also causes the bottom of the
storage tank to overheat. This overheating can eventually destroy the
protective glass lining that's designed to prolong the life of the
steel tank. Removing sediment build is an essential water heater
maintenance task.
- Drain
Hot Water Heater; a periodic drain, or a flush, of the
storage tank removes the harmful sediment build up that compromises
energy efficiency.
- Drain Hot
Water Heater With a Clogged Valve; if periodic water
heater maintenance has not been performed on an older tank, the
sediment build up can become so severe that the drain valve can become
clogged.
Valve
leaks and malfunctions
An important water heater maintenance
task is the inspection for leaky and faulty valves.
Valve leaks and malfunctions not only compromise energy efficiency;
they
can compromise safety and overtime result in costly property damage.
Temperature
Pressure Relief Valve On The Storage Tank
The temperature pressure relief valve on a tank is
an
important safety feature. It's plumbed along the top portion of all
water heating storage tanks. The T & P valve releases excess
hot water and pressure within the tank.
If installed properly, the valve should be plumbed
to a drain line and the drain line should always be positioned
downward. The all important temperature probe of the valve should
always be
fitted within the tank itself.
These valves can become compromised for several
reasons. Sediment and mineral build up, high water pressure
and over heating can all cause a T & P valve to fail. Faulty T
& P valves are not only inefficient, they're also very
dangerous.
Inspecting
The Temperature Pressure Relief Valve
- Faulty pressure relief valves usually become
stuck open or closed. When inspecting the valve, the lever should be
lifted. This should release fluid from the attached drain line.
- If the water does not flow through the drain
line when the lever is lifted, this usually indicates that the
valve requires replacing.
- Gently lower the lever back to it's original
position. If the valve leaks, even minutes after the lever has been
returned to it's original position, this also indicates that the valve
needs replacing.
- Most water heater manufactures recommend
testing the valve as often as every six months. We recommend that you
reference the owners manual.
Inspecting The
Water Heater Drain Valve
The drain valve is located near the
bottom of the storage tank. These valves are often made of either metal
or plastic and depending on the manufacturer of the storage tank; they
can be both very durable and very fragile.
- Water
Heater Drain Valve; periodically inspecting the drain
valve is an important maintenance procedure.
- Replacing
a Water Heater Drain Valve; replacing a faulty drain valve
can stop the unnecessary
waste of heated water. This waste compromises the systems' overall
efficiency and overtime can cause property damage.
High
water pressure
High water pressure can significantly compromise
any storage tank. Inspecting for high pressure is another water heater
maintenance task that is often overlooked. Many industry
professionals recommend checking the pressure every six months.
Pressure higher than 80
psi can have adverse effects on the storage tank as well as
other major appliances.
Inspecting
Storage Tank Water Pressure
Determining the water pressure is fairly easy.
Place a water pressure gauge on the drip valve. Observe
the pressure when the heating element is on and when the hot water tap
is
closed. Then open the hot water tap, but after the heating element has
been
on a while, and observe the pressure again.
- If the water pressure exceeds 80 psi when the
hot
water tap is closed, more times than not a water heater
expansion tank
is required.
- If the water pressure exceeds 80 psi when the
hot
water tap is open, more times than not a pressure reducing valve is
required.
- In some instances there can be
several causes for
high water pressure, when in doubt consult with a local water heating professional.
Gas
powered tanks and maintenance
All the for mentioned water heater maintenance
procedures apply to gas powered tanks. With that said, overtime gas
powered tanks pose additional concerns that can be properly addressed
with periodic maintenance.
Gas
Flue Maintenance
The gas flue is immersed in the storage tank and
protrudes outward
along the top. The gas flue is responsible for two very important
functions; it serves
as a mechanism to transfer heat to the stored domestic water, and the
flue expels
and exhausts gases from the burner.
A poorly maintained gas flue can result in the
loss of energy efficiency, and more
importantly, the build up of dangerous carbon monoxide.
Always follow the manufacturers' maintenance
guidelines and recommendations.
When in doubt, consult with a local
water heating professional.
Gas Burner
and Pilot Light Maintenance
The gas burner along the bottom of the tank
consists of the burner
itself and a pilot light that ignites the burner. Proper function of
both components is vital for both energy efficiency and performance.
Overtime a pilot light can become compromised due
to a faulty
thermocouple or a faulty connection to the gas valve. A poorly
maintained gas burner or a faulty pilot light can result in
insufficient hot water and/or slow system recovery. When in doubt,
consult with a local
water heating professional.
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