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water heater maintenance
by brian (GA)
on November 29, 2016 @07:24
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What kind of maintenance should be done to a water heater and how often? Thanks.
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Re: water heater maintenance
by Garry
on November 29, 2016 @10:22
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Once a year, do 2 things. 1. run a hose from the bottom water outlet of the WH to a drain, open the outlet all the way open, and drain out about 5 gallons of water. That gets rid of any sediment that may be lying on the bottom of the tank. 2. There is a pressure relief (pop off) valve located either on the top of the WH, or on the side of it maybe 2-4 inches down from the top. Place a small bucket at the bottom of the pipe leading down the side of the WH from the PR valve. Open the toggle switch on the PR valve all the way, for just 2-3 seconds, and flip it back closed again. Wait 10 seconds, and do it again. Do that 3-4 times total. That knocks off any crud that may be on the PR valve on the inside of the WH. Wait 5 minutes from the final time of opening the valve, to be sure you have no steady drips, or a small stream coming out of the overflow pipe. Doing this, is to make sure the PR valve is working OK. If it's not working OK, water will continue to drip or run out the pipe, and it will never stop. Then you must replace the PR valve. For the fire side of the WH, just check the temperture knob at the bottom of the WH to be sure that is where you want the temp to be set at. Turn it up or down to your liking, but NEVER all the way to the hottest side. The flame part of the WH nowadays, are sealed so you cannot get into them to clean them.
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Re: water heater maintenance
by Fred
on November 29, 2016 @12:27
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Water heaters tanks have a 6 year warranty in most cases. Flushing the tank does little to clean out the bottom sediment that can collect. It might clear a small area right in front of the outlet, but that is about it. Short of un hooking all the pipes so you could swish the tank back and forth like cleaning out a bucket. Running 5 gallons or even 40 gallons is just not doing much. Most heater I've run across, last around 10 years on average before the tank starts leaking.
As far as the T&P valve. Other than a visual look to see if it's leaking is all that I would do. If the water temperature is scalding hot then you have a problem.
Most people never drain their water heater. One problem after many years is a build up of sediment in the bottom that can effect the bottom element. Usually this heater is already out of warranty by this point. It can also make removing the old water heater a little harder due to water draining out slowly due to sediment build up. But there are ways around this as well. I just do a visual check myself once a year.
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Re: water heater maintenance
by MrDan
on November 30, 2016 @14:20
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Many landlords do not realize the liability and duty that is imposed upon them. Hot water heaters of all kinds are govern by their State and National Plumbing Codes.
In Georgia, it's either the SBCCI or International Plumbing Code (1996) Check with your local Building Department.
As a landlord, inspection is more than just flushing the unit and testing the P&T valve. It should include checking for proper venting, clearance space, discharge tube, gas leaks, water leaks, anode rod, water pressure, expansion tank, proper burner flame, electrical connections, bad thermostats and improper water temperature to name a few.
Every landlord should have a service manual for their water heater. (Download from manufactures website)
Testing the P&T valve should be done following the manufactures recommended procedures. Some water heater manufactures such as A.O. Smith require removing the relief valve to make it easy to inspect and easier to clean or replace the safety valve. Manufactures point out that rough handling of the relief valve test lever, such as "allowing it to "snap" closed, can damage the temperature and pressure relief valve - a dangerous condition that could lead to a water heater explosion".
"Watts" recommends inspection of temperature & pressure relief valves every three years;
Temperature and pressure relief valves should be re-inspected at least once every three years by a licensed plumbing contractor or authorized inspection agency to ensure that the product has not been affected by corrosive water condition and to ensure that the valve and discharge line have not been altered or tampered with illegally".
Opening or operating the pressure relief valve using the lever is not a complete test and it should not be used by landlords nor by anyone who is not prepared to shut down the water heater and replace the TP valve immediately should the valve fail to operate or should it fail to close and stop leaking or dripping after it has been tested using the lever.
Many landlords do not fully understand the risk of improper hot water temperature and fail to test the water temperature of the hot water on a regular basis. The landlord can be held liable for a resident, employee, guest, occupant or prospect being burned by hot tap water.
By law, water heaters are set at the factory, usually at a temperature of 120 degrees Fahrenheit or less. This is not to be relied upon. All water heaters have thermostats, and these can fail with age and corrosion.
At 120 degrees Fahrenheit, it will take a typical person approximately 5 minutes to get a full thickness (third degree) burn. As the temperature increases, the time to get a third degree burn lessens. At 140 degrees Fahrenheit, a full thickness burn can occur in 5 seconds or less. Most building codes and municipalities have a 120 degree cap on the hot water temperature.
'According to the National Safe Kids Campaign, each year around 5,000 children are scalded by hot water, which commonly takes place in bathtubs'
Professional landlords and management companies will test the temperature, set the thermostat and place a tamper proof seal over the control dial.
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