Your water heater is one of the hardest-working appliances in your home. It heats water on demand, 24 hours a day, every single day — yet most homeowners never look at it until it stops working. The average water heater lasts 8–12 years, but with a little annual maintenance that lifespan can stretch to 15 years or more.
Here are the most important maintenance steps you should be doing — plus the warning signs that tell you when it's time to call a plumber.
Sediment — minerals that precipitate out of your water supply — accumulates at the bottom of your tank over time. It insulates the burner from the water, forcing the heater to work harder and use more energy. In severe cases, it causes popping or rumbling sounds and dramatically reduces the tank's lifespan.
How to flush: Turn the heater to "pilot" or off. Connect a garden hose to the drain valve at the bottom of the tank. Open a hot water faucet inside the house (to allow air in), then open the drain valve and let the tank drain into a floor drain or outside. Once clear, close the valve, remove the hose, and restore power. Do this once a year.
The T&P valve is a critical safety device — it releases pressure if the tank overheats or pressure builds dangerously high, preventing a potential explosion. But they can corrode and seize over time, becoming useless precisely when you need them.
How to test: Lift the lever on the T&P valve briefly. You should hear a small burst of hot water or steam release into the overflow pipe. If nothing happens, or if it drips continuously after you release it, the valve needs to be replaced — call a plumber for this one.
The anode rod is a magnesium or aluminum rod that hangs inside your tank and "sacrifices" itself to corrosion — protecting the steel tank walls from rusting. When the rod is depleted, the tank itself starts to corrode from the inside out.
How often: Check every 2–3 years; replace when more than 50% depleted (less than ½ inch of core wire remaining). If your water has a rotten egg smell, a depleted magnesium rod may be the cause — replace it with an aluminum/zinc rod.
Many water heaters ship set to 140°F — hotter than necessary and a scalding risk, especially for young children and elderly household members. The U.S. Department of Energy recommends 120°F for most homes.
Lowering from 140°F to 120°F can reduce water heating energy costs by 6–10%. Find the thermostat on the side of your tank (or behind an access panel on electric heaters) and adjust with a flathead screwdriver. Wait 2 hours and test the hot water temperature with a thermometer at the nearest faucet.
Once a year, look over the entire unit — the tank, the supply and outlet connections, the pressure relief valve discharge pipe, and the area around the base of the tank. Look for:
Maintenance extends the life of a good water heater — but some problems are signs it's time to replace:
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