There’s nothing like the comfort or soothing of warm hot water. Don’t take it for granted, however, because behind every tub, shower or heated pool there is hardworking hot water heater that needs your attention. Hot water heaters, especially in the hard water Southwest, need an annual flush to keep them in top shape and carefree for a year.
Like clockwork, Phil faithfully calls once a year with a reminder that it is July and time to flush the hot water heater that keeps the tubs, spas and showers flowing in our homeowners association community. Well, truthfully, it is time for Phil to come by and flush our tankless water heater. I’ve done it myself many times and it is easy to do, but life gets busy for everybody and the help is now welcome.
All I have to do is buy two quarts of store brand white vinegar, clear the garage corner where the unit is installed and Phil will take it from there. The process is nearly painless: I write a small check, raise the garage door and wait for the doorbell to ring on the appointed day. Great service people like Phil are a treasure when they help you stay on top of home maintenance.
Phil arrives on time and asks if I bought the magic juice and I nod yes. This common kitchen elixir white vinegar not only has amazing flavor and food preserving organic properties, it is the perfect environmentally friendly cleaning agent for many uses. Phil tells me a bad joke for laughs to warm things up. He then shuts down the system, places the unit hoses in a bucket with the vinegar and a submersible aquarium pump.
The vinegar runs through the tankless water heater system, loosening or dissolving any sediment that drops in the wastewater bucket. Once that’s done, Phil connects the hoses to a long hose that runs to the street and bleeds the lines for a minute or two to remove any remaining sediment. Annually flushing your tankless water heater or draining conventional tank units removes gunk, improves water quality and avoids clogs that require a plumber.
At Helfrich Associates, we recommend an annual flush of your hot water heater—tankless on demand or conventional large tank. As structural engineers involved with custom build homes, renovations, additions and as homeowner insurance consultants, we’ve witnessed the sad consequences of poorly maintained water heaters: leaks inside or outside, explosions and fires. Not to forget, cold pools, spas, tubs and showers!
In Southern California, our water is largely imported via cement canals or recharged ground water. Local water agencies “treat” it, but that only goes so far. For this reason, many residents also install soft water systems to improve taste and feel, but they also neutralize corrosion to extend plumbing life. We can tell you from experience they’re helpful and practical, but flushing is still necessary and you’d be surprised at what comes out even with a water treatment system.
Charlie is a good example. He’s a gadget guy with a distributed instant hot water system. He has a soft water system and a tankless hot water heater, but he’s also got two more tankless water heaters (three total). He likes hot water now . . . no waiting. There is a second unit in the kitchen (middle of the house) and one more in the primary bath (furthest from the garage unit).
The U.S. Department of Energy notes that up to 30% of the energy used to heat a conventional home’s large continuous hot water tank system is wasted. Think also about all the cold or lukewarm water that is wasted going down the drain while you’re waiting for the hot stuff. Even if the drought is over, SoCal rate payers will continue to experience high water usage costs.
If you’re building or purchasing a large custom or multi-story home, or adding a heated pool, Helfrich Associates advises our clients to consider a distributed hot water system. They are popular with mountain homeowners too (Lake Arrowhead, Big Bear, Mammoth) during those cold, snowy months. Such systems also can support steam heating and radiant floor heating.
Another conventional water tank safety issue that frequently need to be addressed is seismic strapping, fire safety, and service pipe leaks. Seismic strapping is a newer Building Code requirement to ensure that the water heater will not tip over during an earthquake, which can break the gas line and cause explosions, fires and flooding (especially if your water heater is located indoors in a service closet).
If you plan to sell an older home, strapping is now required. Even if you’re staying and not selling, visit your local improvement center for coaching and purchase a kit—or call a handy tech for help. Your real estate agent and home inspector will be familiar with all the requirements. If you suspect a gas leak, call the gas company immediately to ask for their help.
Should your home experience major water heater damage, call Helfrich & Associates. We work with homeowners, their insurance adjustors and contractors to determine the extent of the damages, the required repairs and the costs. We can help with impartial advice that will help you make better decisions to complete the repairs at the lowest cost and as quickly.