September 7, 2007

MAINTAINING YOUR WATER HEATER

By Kate Davey
Special to the Times

To calculate how much of your utility bill is spent on heating water, the U.S. Department of Energy recommends dividing your bill by seven. When you add this up for the entire year, it can be shocking. Here are several steps to help decrease your water-heating costs.

Partially drain the water heater:

Sediment build-up can cause your water heater to operate more loudly and less efficiently, reducing its longevity. Partially draining your heater every six months will reduce these problems. Follow the steps below to partially drain your heater:

1. Turn off the electricity to the water heater or turn the gas switch to pilot.

2. Shut off the cold water inlet to the water heater.

3. Connect a garden hose to the tank's drain valve, running it outside, to a floor drain or a bucket. Remember, the water will be hot!

4. With the pressure relief valve open, open the drain valve and allow the tank to drain until the water runs clear.

5. Close the drain valve, disconnect the hose and close the pressure relief valve. Let the tank fill.

6. Restore the electricity or gas flow.

Test temperature pressure relief (TPR) valve:

A malfunctioning valve will prevent the release of pressure build-up and potentially cause the water heater to overheat. When draining the water heater every six months, check the pressure relief valve as well, following the steps below:

1. Turn off the electricity to the water heater or turn the gas switch to pilot.

2. Shut off the cold water inlet to the water heater.

3. Position a bucket to catch water from the pressure relief valve.

4. Pull the trip lever on the valve. You should hear a slight rush of air or see some water and vapor exit through the pressure relief valve. If you do not, drain the tank and replace the valve.

Specifically for gas water heaters:

Clean burner ports:

Cleaning your heater's burner ports every two years will keep it running more efficiently. Follow the below steps to clean the burner ports of your gas water heater:

1. Shut off the gas supply to the heater.

2. Open the access panel to the burner.

3. Using a soft brush, clean the burner ports. A needle can be helpful to dislodge debris.

4. Close the access panel and restore the gas.

I hope you find this information valuable. As always, it is my goal to ensure that your home owning experience is all you desire. Please let me know if there is anything I can do to help make that a reality. And don't forget to call or email me when you have a real estate or home-related question. As your lifetime real estate resource, I am here to help!

Kate Davey & Associates offers a full array of Real Estate Services and information on every facet of the Real Estate Industry. From Selling to Buying a Home or from Home Improvement to Home Safety, Kate Davey & Associates provides a full concierge service. If you have a specific question, please call Kate at 408-497-5283 or email your question to: info@katedaveyteam.com.