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Water Heater Maintenance

By
Home Inspector with National Property Inspections

Lifestyle must be considered when choosing a water heater. Those with low hot water needs may be able to reduce energy costs with a tankless water heater or solar system. Others may choose the conventional storage water heater or heat pump with tank. Conventional water heaters, the most common type of water heater found in the U.S. and Canada heat hot water and then store it in a 30-70 gallon tank.

A heating element, fired by oil, gas or propane warms water in the tank from 50 degrees F to around 120 degrees F. In a gas or oil-fired water heater, the heating element is usually in the bottom of the tank. The hot water rises to the top of the tank and new, cold water is piped into the bottom. A flue that cuts through the middle of the tank carries the combustion waste products out of the tank, through an exhaust system and out of the house. Electric water heaters are also common, but do not require a flue or ventilation system to the outside.

The U.S. Department of Energy publishes a First Hour Rating on its EnergyGuide Labels as a guideline to assist consumers in purchasing a conventional water heater. A First Hour Rating is the amount of hot water in gallons a heater can supply per hour. The rating is based on tank capacity, source of heat and the size of the burner or element.

A short worksheet developed by the Gas Appliance Manufacturer's Association can help you figure your family's First Hour demand. Start by determining the time of day the family uses the most hot water and track everyone's use of water for one hour during that time. Estimate the number of times during that hour someone in the house showers, baths, shaves, washes hands or face, shampoos hair, hand washes dishes, runs automatic dishwasher, prepares food, or washes clothes. Go to: www.npiweb.com, click on EERE First Hour Rating for Water Heaters to compute your rating. 

Maintaining conventional water heaters means checking periodically for evidence of rust, leaks or failure to heat water. To check for rust, you may have to use a small mirror to look under the bottom of the tank. Leaks can reduce the pressure and flow of the water. Some condensation around the bottom of the tank is normal on gas-fired models during the first few minutes of operation.

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