Plumbing
Water Heater Maintenance: The Simple Yearly Schedule
A water heater is easy to ignore — until it leaks all over the basement. Twenty minutes a year keeps it efficient, safe, and running years longer.
The yearly schedule at a glance
- Every year: flush the tank to clear sediment.
- Every year: test the temperature & pressure-relief (T&P) valve.
- Every 3–5 years: inspect the anode rod (sooner on hard water).
- Set the thermostat to 120°F — safe, efficient, and slows mineral buildup.
Why flushing matters most
Minerals settle to the bottom of the tank and bake into a crust. That crust insulates the water from the burner, so the heater works harder, burns more energy, and wears out faster — and it's the popping/rumbling sound you hear. Draining a few gallons each year clears it before it becomes a problem.
- 1Turn the heater off (gas to 'pilot', or breaker off for electric).
- 2Shut the cold-water supply valve at the top.
- 3Connect a hose to the drain valve and run it to a floor drain or outside.
- 4Open the drain valve and a hot tap upstairs to let air in; drain until it runs clear.
- 5Close the drain, refill (with the hot tap open until water flows steadily), then restore power.
On very hard water, flush twice a year — the difference in lifespan is real, and it's a $0 job.
The valve test that prevents disasters
The T&P valve is the safety device that stops the tank from becoming a pressure vessel. Once a year, lift its lever for a second and let it snap back — you should hear a burst of water into the drain tube. Nothing? Replace the valve; it's inexpensive and critical.
Never forget it again
The reason water heaters fail early isn't difficulty — it's that a once-a-year task is easy to forget for five years. Add your water heater to Upkeepery and it schedules the flush, valve test, and anode check, and reminds you on time — so a 20-minute habit protects a $1,500 appliance.