Avoid Hot Water Woes | The HOLM Advantage

This week in our meeting, we were talking about Hot Water tank maintenance, and it turns out we were not the only ones, as we saaw a question on Facebook about this very topic. 

This post sums up our research on this important  homebuyer / homeowner topic.

IF YOU ARE A BUYER

When buying a home with a used hot water tank, the most important consideration is its age and condition, as this will give you an idea of how soon it might need replacement and whether it could become a costly issue in the near future.

Here are key factors to consider:

1. Age of the Hot Water Tank

• Why: Water heaters typically last about 8 to 12 years for traditional tanks (electric or gas). If the tank is nearing the end of its lifespan, it may soon require replacement.
• How to Check: The age is usually encoded in the serial number on the unit. The first few digits often represent the month and year of manufacture. Alternatively, ask the seller for documentation or service records.

2. Signs of Wear or Corrosion

• Why: Visible signs of rust, leaks, or corrosion indicate that the tank is in poor condition and might fail soon.
• What to Look For: Check for rust on the tank body, near the seams, or around the fittings. Puddles or signs of water damage near the tank are also red flags.

3. Maintenance History

• Why: Regular maintenance extends the life of the water heater. A well-maintained tank is less likely to need immediate replacement.
• What to Ask: Ask for records of any maintenance work, such as flushing the tank, replacing the anode rod, or checking the T&P valve.

4. Efficiency

• Why: Older water heaters are often less energy-efficient, which could result in higher utility bills.
• How to Check: Look for the energy efficiency rating or Energy Star certification. Also, note the insulation of the tank and whether it has modern features, like digital controls.

5. Type of Water Heater

• Why: Different types of water heaters (gas, electric, tankless) have different maintenance needs, lifespans, and operational costs.
• What to Ask: Determine whether the heater is gas or electric and if it’s a traditional tank or tankless system. This will help you anticipate future maintenance or replacement costs.

6. Size and Capacity

• Why: The size of the water heater should meet the needs of your household. An undersized water heater might not provide enough hot water, while an oversized one could waste energy.
• What to Consider: Check the tank's capacity and compare it to the household's needs (typically, a 40-50 gallon tank is suitable for a family of four).

7. Water Quality in the Area

• Why: If the area has hard water, it could reduce the lifespan of the tank due to increased mineral buildup.
• What to Ask: Inquire about the water quality in the area. If the water is hard, check if a water softener is installed or if the tank has been flushed regularly.
  By evaluating these factors, you can get a clearer picture of whether the existing water heater will be a costly issue or if it's in good enough condition to serve your household for several more years.

TANKLESS SYSTEMS

A tankless hot water system, also known as an on-demand water heater, offers several key benefits compared to traditional tank-based systems. Here are the main advantages:

1. Energy Efficiency

• Why: Tankless systems heat water only when needed, eliminating the standby heat loss associated with storing hot water in a tank.
• Benefit: This results in significant energy savings, especially for homes that don’t use hot water constantly. According to the U.S. Department of Energy, tankless systems can be 24%–34% more energy-efficient for households that use less than 41 gallons of hot water daily.

2. Endless Hot Water Supply

• Why: Because water is heated on-demand, a tankless system can theoretically provide an unlimited supply of hot water.
• Benefit: You don’t have to worry about running out of hot water during long showers or when multiple people use hot water simultaneously.

3. Space-Saving Design

• Why: Tankless systems are much smaller than traditional water heaters since they don’t require a storage tank.
• Benefit: They can be installed in tight spaces, such as on walls or in utility closets, freeing up valuable floor space in your home.

4. Longer Lifespan

• Why: Tankless water heaters generally last longer than traditional tank models. They typically have a lifespan of 20 years or more, compared to about 10-15 years for tank-based systems.
• Benefit: This longer lifespan can reduce the frequency and cost of replacements over time.

5. Lower Risk of Water Damage

• Why: Since there’s no tank to hold a large volume of water, the risk of leaks or tank failures leading to water damage is significantly reduced.
• Benefit: Less risk of flooding or water damage in your home, which can be a concern with traditional tanks.

6. Cleaner Water

• Why: In tank-based systems, water can sit in the tank for long periods, potentially accumulating rust or sediment.
• Benefit: With a tankless system, water is heated as it passes through the unit, so you always get fresh, clean water.

7. Reduced Utility Bills

• Why: Since tankless systems are more energy-efficient and don’t heat water until needed, they can reduce your utility bills.
• Benefit: Lower energy consumption translates to long-term savings, especially for households with low or moderate hot water usage.

8. Environmentally Friendly

• Why: With reduced energy usage and no standby heat loss, tankless water heaters have a smaller carbon footprint compared to traditional systems.
• Benefit: Using less energy contributes to environmental sustainability and helps reduce your home's overall energy consumption.

9. Potential for Rebates and Incentives

• Why: Many energy-efficient systems, including tankless water heaters, may qualify for government rebates or incentives.
• Benefit: These rebates can help offset the higher upfront cost of purchasing and installing a tankless water heater.

10. Precise Temperature Control

• Why: Many tankless systems come with advanced features, like digital temperature controls, allowing you to set the exact temperature of your hot water.
• Benefit: You get better control over the water temperature, avoiding fluctuations or scalding water.

11. Better Suited for Small or Large Households

• Why: Tankless water heaters can be sized to meet the specific needs of the household, whether small units for individual appliances or larger units for whole-house use.
• Benefit: Flexibility in choosing the right system for your home, whether you have a small family or a large household with high hot water demand.

While tankless systems generally have a higher upfront cost compared to traditional tanks, these benefits make them a popular option for homeowners seeking long-term energy savings and convenience

MAINTENENCE FOR TANKLESS SYSTEMS

A tankless hot water heater can and should be serviced regularly to ensure it operates efficiently and lasts a long time. Regular maintenance is especially important because tankless systems are more sensitive to mineral buildup and debris compared to traditional water heaters.

Here are some key maintenance tasks typically involved in servicing a tankless hot water heater:

1. Descaling/Flushing: Over time, minerals like calcium and magnesium can build up in the heat exchanger, particularly if you have hard water. Flushing the unit with a descaling solution (like vinegar or a commercial product) is necessary to remove this buildup, which can affect performance and efficiency.
2. Cleaning the Filter: Tankless water heaters usually have a filter that traps debris and sediment. This filter should be cleaned regularly to prevent clogs and ensure water flow remains unrestricted.
3. Checking the Venting System: Proper venting is crucial for the safe operation of a gas-powered tankless water heater. The venting system should be checked for blockages, leaks, or damage.
4. Inspecting the Heating Elements (Electric Models): If you have an electric tankless water heater, the heating elements should be inspected for wear and cleaned or replaced if necessary.
5. Water Pressure and Flow Check: Technicians usually check the water pressure and flow rate to ensure the system is working properly. Low pressure could indicate a problem with the unit or plumbing.

It's recommended to have a professional service your tankless water heater annually or more frequently if you have hard water or notice issues like inconsistent hot water supply.

In Vernon, BC, there are several reliable service providers that handle tankless water heaters and other plumbing needs:

1. CE Plumbing & Heating offers comprehensive services, including tankless water heater installation, repair, and maintenance. They are known for their attention to detail and prompt service, making them a great option for both residential and commercial customers in Vernon and the surrounding areas.
2. Stevenson Mechanical Ltd. provides specialized services in tankless water heaters, working with brands like Rinnai and Navien. With over 25 years of experience, they also offer a range of heating, cooling, and plumbing services.
3. Fox Plumbing Heating Cooling Electrical also operates in Vernon, offering tankless water heater services alongside other HVAC and plumbing repairs. They pride themselves on their customer service, offering detailed diagnostics and ongoing maintenance plans.

These companies are well-reviewed and can handle any maintenance or service needs for your water heating system.

Maintenance for Standard Electric Hot Water Tanks

Standard electric hot water tanks also require regular maintenance to ensure they run efficiently and last as long as possible. Here’s a breakdown of the recommended maintenance tasks:

1. Flushing the Tank

• Why: Sediment buildup at the bottom of the tank can cause inefficiency, reduce the unit's lifespan, and even cause tank corrosion.
• How Often: Every 6 to 12 months.
• Process: Drain a portion of the water from the tank to remove sediment. This helps prevent corrosion and ensures the heating element works effectively.

2. Check and Replace the Anode Rod

• Why: The anode rod is a metal rod inside the tank that prevents the tank from rusting by attracting corrosive particles. Once the rod is corroded, it should be replaced.
• How Often: Every 2 to 3 years (or earlier if your water is particularly hard or aggressive).
• Process: Inspect the rod, and if it’s significantly corroded, replace it. A worn-out anode rod means the tank is at risk of rusting.

3. Test the Temperature and Pressure (T&P) Relief Valve

• Why: The T&P relief valve releases excess pressure in the tank to prevent it from bursting. If it's not working properly, the tank can become dangerous.
• How Often: Once a year.
• Process: Lift the valve lever to release a burst of hot water, then let it snap back. If it doesn’t release water or if it leaks afterward, the valve may need replacement.

4. Inspect the Heating Elements

• Why: Over time, the heating elements can become corroded or coated in mineral deposits, reducing efficiency.
• How Often: Every 1 to 2 years, depending on water quality.
• Process: Turn off the power and drain the tank to access and inspect the heating elements. Clean or replace them if needed.

5. Check the Thermostat Settings

• Why: The thermostat should be set to 120°F (49°C) for energy efficiency and to prevent scalding.
• How Often: Whenever there’s an issue with water temperature or annually as part of routine maintenance.
• Process: Adjust the thermostat if the water is too hot or not hot enough.

6. Inspect for Leaks

• Why: Even minor leaks can lead to bigger problems like corrosion or water damage.
• How Often: Regularly, especially if you notice water pooling near the tank.
• Process: Check for any water around the base or pipes connected to the tank. If you see signs of leaking, it could indicate a problem with the plumbing or the tank itself.

7. Insulate the Tank and Pipes (Optional)

• Why: Insulating helps reduce heat loss, making the water heater more energy-efficient.
• How Often: This is a one-time task but should be checked annually for wear and tear.
• Process: Use a water heater insulating blanket for the tank (if it’s older and not already insulated) and foam pipe insulation for the hot water pipes.

8. Check Electrical Connections

• Why: Loose or corroded connections can cause heating issues or be a safety hazard.
• How Often: Annually.
• Process: Inspect the wiring connections for signs of wear or corrosion. Ensure everything is securely connected.

By following these maintenance tips, your electric water heater can operate more efficiently and last longer, potentially reducing energy costs and preventing unexpected breakdowns.

STANDARD MAINTENANCE FOR GAS HOT WATER TANKS

Maintenance for gas hot water tanks is similar to that for electric tanks but has some additional steps related to the gas burner and venting system. Regular maintenance ensures safety, efficiency, and longevity. Here are the recommended tasks:

1. Flushing the Tank

• Why: Sediment buildup can affect efficiency and lead to corrosion.
• How Often: Every 6 to 12 months.
• Process: Drain a portion of water from the tank to remove the sediment from the bottom, which helps the system heat water more efficiently.

2. Check and Replace the Anode Rod

• Why: The anode rod prevents tank corrosion by attracting corrosive elements in the water. Once it’s worn out, the tank will start to rust.
• How Often: Every 2 to 3 years.
• Process: Inspect the anode rod, and if it’s significantly corroded (less than ½ inch thick or coated in calcium), replace it.

3. Test the Temperature and Pressure (T&P) Relief Valve

• Why: The T&P relief valve releases excess pressure to prevent the tank from becoming dangerous.
• How Often: Once a year.
• Process: Lift the valve to release some water, then let it snap shut. If it doesn’t release water or leaks afterward, it may need to be replaced.

4. Inspect and Clean the Gas Burner

• Why: The burner assembly can become dirty or clogged over time, reducing efficiency and causing incomplete combustion (which can lead to dangerous carbon monoxide buildup).
• How Often: Once a year.
• Process: Turn off the gas and remove the burner cover. Clean any debris or dust buildup on the burner and inspect the flame. The flame should be blue with no yellow or orange tips, which indicate incomplete combustion.

5. Check the Thermostat Settings

• Why: The thermostat controls the water temperature. Setting it to 120°F (49°C) is ideal for energy efficiency and safety.
• How Often: Annually or if you notice temperature issues.
• Process: Adjust the thermostat as needed.

6. Check the Venting System

• Why: Proper venting ensures safe removal of combustion gases (like carbon monoxide) from the home.
• How Often: Once a year.
• Process: Inspect the venting pipes for blockages, corrosion, or damage. Ensure that the vent is properly connected and allows for good airflow to prevent backdrafting.

7. Inspect for Gas Leaks

• Why: Gas leaks can be extremely dangerous, so it's important to check the connections and lines for leaks.
• How Often: Regularly, especially if you smell gas.
• Process: Use a gas leak detector or apply soapy water to the gas connections and look for bubbles. If bubbles form, it indicates a gas leak, and you should turn off the gas and call a professional.

8. Pilot Light Inspection (for Older Models)

• Why: If the pilot light goes out frequently, it could be a sign of a problem with the thermocouple or pilot assembly.
• How Often: Inspect whenever the light goes out or as part of annual maintenance.
• Process: If the pilot light keeps going out, inspect the flame to ensure it’s steady and blue. A flickering or yellow flame may indicate a draft or debris clogging the assembly. Clean the area around the pilot or call a professional for repair.

9. Check for Leaks

• Why: Even small leaks can lead to water damage or corrosion over time.
• How Often: Regularly, especially if you notice any water around the base of the tank.
• Process: Inspect the tank and surrounding plumbing for signs of leaks. If you find any, address them immediately by tightening connections or contacting a plumber.

10. Inspect the Dip Tube

• Why: The dip tube directs incoming cold water to the bottom of the tank to be heated. If it breaks, cold water can mix with hot water, leading to inconsistent temperatures.
• How Often: If you experience lukewarm water or temperature issues.
• Process: Have the dip tube inspected and replaced by a professional if necessary.

11. Ensure Proper Combustion Air Supply

• Why: Gas water heaters need a proper supply of air for combustion. Blocked air inlets can lead to inefficiency or unsafe conditions.
• How Often: Annually.
• Process: Make sure the area around the water heater is clear, and air inlets are free from obstructions like dust or debris.

12. Install a Carbon Monoxide Detector

• Why: Gas water heaters produce carbon monoxide, which can be dangerous if not properly vented.
• How Often: Ensure a carbon monoxide detector is installed nearby, and check the batteries regularly.
• Process: Test the carbon monoxide detector to ensure it’s functioning properly and replace it as needed.

By following these steps, you can help your gas water heater operate more efficiently and safely, while extending its lifespan and avoiding costly repairs or replacements.

WHO TO CALL

Here are some service technicians that can help with gas or electric hot water tank maintenance and repairs in the Vernon and Armstrong BC areas:

1. Bertelsen Plumbing Ltd. – Based in Vernon, they offer installation, maintenance, and repair services for both gas and electric hot water tanks. They have a strong reputation in the North Okanagan, serving clients since 1934. They can handle everything from simple repairs to full tank replacements.
   • Phone: (250) 542-4153
   • Website: bertelsenplumbing.com
2. Aslan Services Ltd. – A full-service company in Vernon specializing in plumbing, gas fitting, and water heater repairs, including both tankless and traditional systems. They offer 24/7 emergency service.
   • Phone: (236) 599-3327
   • Website: aslanservicesltd.com
3. Stevenson Mechanical Ltd. – Operating in the North Okanagan for over 25 years, they provide repair and replacement services for both traditional and tankless water heaters, including gas line and plumbing work.
   • Phone: (250) 542-7700
   • Website: stevensonmechanical.ca

These companies cover both Vernon and Armstrong, and they offer services like routine maintenance, emergency repairs, and installations.