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Old 08-20-2014, 10:28 AM   #1
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Water Heater on Preventive Maintenance?

Everyone -- First, let me apologize if this issue has been addressed before.

I own a couple of rental properties and condos. Several times, I have had to replace (or have replaced) water heaters for renters. Does anyone have any advice on a schedule (or predictive formula) that can be used to estimate when a water heater should be changed before it breaks down? Or is such a thing really not possible to predict?

I have had both leaky heaters (usually on older units, but also on units well inside their warranties) and no-heat situations (burners of electric elements that fail which usually do not require the entire heater to be replaced.)

I have had water heaters fail within a month of being installed -- even though they are "12 year" or "9 year" heaters. I also have a couple of heaters that are at least 40 years old and are still plugging away.

Any advice would be appreciated.


Perry401 is offline   Reply With Quote
Old 08-20-2014, 10:45 AM   #2
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I know of no way after having similar issues and speaking with plumbers.
Some items I look at though are

-any water under the heater is not good and could mean imiment failure.. should always have a pan or some way for the water to get to a sump in case it happens.

- I was told to open the valve at the bottom of the heater a few times /year and drain a bucket or 2 of water ... helps clear sediment.

- Also, the pressure relieve valve at the top should be changed every 5 years whether it's leaking or not. this is an easy 5 minute replacement job, and the valve is around $15.00.

Other than that... if no heat even though unit running is something for a plumber to look at.


davemax is offline   Reply With Quote
Old 08-20-2014, 11:58 AM   #3
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Replace the sacrificial anode and drain the tank (completely) once per year.

When the anode is depleted, the tank walls will begin to corrode. If you keep a good anode in, the tank should last a long time.
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