Guides / Water Heater Maintenance: The Annual Flush and Beyond

Water Heater Maintenance: The Annual Flush and Beyond

Tank water heaters die young for one main reason: sediment. An annual flush plus an occasional anode-rod check routinely adds years to a tank's life — and both are cheap compared to an emergency replacement on a holiday weekend.

1. Flush the tank annually

Kill power/gas, connect a hose to the drain valve, and flush until the water runs clear. In hard-water areas, twice a year pays for itself in recovered efficiency.

2. Check the anode rod every 2–3 years

The sacrificial rod corrodes so the tank doesn't. If it's eaten down to the core wire, a $30–$60 rod buys the tank more years.

3. Test the T&P relief valve

Lift the lever briefly; water should discharge and stop. A valve that drips continuously or doesn't flow at all is a safety item — replace it.

4. Set temperature to 120°F

Hot enough for the household, cool enough to slow scale buildup and scald risk. Each 10°F higher measurably raises standby losses.

Common questions

How long do water heaters last?Tank units: 8–12 years typically, longer with maintenance. Tankless: often 15–20 with annual descaling. If a tank is past 10 and leaking from the tank body itself, replace — don't repair.

What does water heater replacement cost?Broad US range: roughly $1,200–$3,500 installed for tank units depending on size, fuel, code upgrades, and market; tankless conversions run higher. Get the quote logged so the next owner knows what was done.

Part of the complete home maintenance schedule.

Track this in HOGER — your home's verified service ledger