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Old 08-20-2014, 11:28 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.

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Old 08-20-2014, 11:45 AM   #2
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Water Heater on Preventive Maintenance?


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.

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Old 08-20-2014, 12:58 PM   #3
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Water Heater on Preventive Maintenance?


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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