Regular maintenance can keep you out of hot water

Last week my company was doing a mold remediation project at a local area home. The lady of the house said she was having trouble getting hot water into the home. I asked when was the last time she drained her hot water heater. She said the tank was about seven years old and could not remember ever draining it. When examining her tank, I discovered it was about 25 percent full of sludge and the heating element had burned out.

In this week's article, I thought I would discuss hot water heaters and their maintenance.

A water heater is like a farm work horse — steady, reliable and practically maintenance free. But giving your water heater a little extra TLC can drastically reduce your energy costs. Water heating can account for almost 25 percent of your home's energy cost.

When you turn on the hot water faucet, heated water is drawn through the pipes of your home from the top of your tank, fresh water flows into the bottom of the tank, activating the heating element. Gas and electric storage heaters operate the same way.

However, gas heaters have a pilot light at the bottom to ignite the burner when needed. They also have a flue running through the center of the tank to exhaust combustion gases. Gas models only have a single burner, electric heaters have a lower and upper heating element. Both models have a temperature/pressure release valve near the top of the tank. This is a safety valve which will allow steam or hot water to escape should the thermometer malfunction.

There are three strategies you can take to save water and heating energy.

1. Thermostat control. Your tank is probably keeping your water hotter than you really need. Most heaters are set at 140 degrees, you only need this high setting if you have a dishwasher that does not have a booster heater. Most dishwashers today do have a booster heater.

By turning the temperature down to 120 degrees, you will cut your water-heating bill by about 10 percent. Electric heaters have both an upper and lower thermostat you'll need to adjust. However, before removing the thermostat access panel, turn off the power at the circuit breaker box first. When you're going away for several days, consider turning your gas water heater thermostat to the pilot setting. Electrical heaters can be shut off at the electrical circuit breaker box.

2. Insulating wrap. Wrapping the tank in a blanket of fiberglass insulation will reduce standby heat loss by 25 to 45 percent. This means a savings of 4 to 9 percent on your water heating bill. Water heater insulation kits are available at our local hardware stores. They generally cost $25 to $35. They are easily applied and will pay for themselves in less than a year.

3. Flushing the tank. Over time, sediment and mineral deposits will build up inside of your water heater tank. They reduce both heating element efficiency and overall capacity of the water heater. You can reduce this buildup by regularly flushing water from the tank.

The drain valve is located near the bottom of the tank. Open the valve and let the murky water drain into a bucket until the water turns clear — usually two or three gallons of water will do the trick. If the tank has not been drained for years, it's probably a good idea to attach a garden hose to it the first time you drain it because there will be a large amount of sludge that will discharge through the hose. Make sure you turn off the electric power at the breaker box before draining the tank.

If you're in the market for a new hot water heater, you're in for a nice surprise. Models today are far more energy efficient. Pay close attention to the yellow energy guide attached to the new water heater. The lowest-priced models are often the most expensive to operate.

If you would like to share a cleaning idea or concept with the reading audience, call Ed at NWES (255-2266) or send them to the Bonner County Daily Bee, 310 Church Street, Sandpoint, ID 83864, Attn: What Would Ed Do?

Copy written by Edmond E. Madan, certified forensic, fire, flood, mold inspection and remediation contractor. Ed is the CEO of Northwest Executive and Environmental Services, LLC.