A water heater works quietly in a corner of the basement or garage until the morning it does not. Sometimes the failure is just inconvenient, a cold shower and a call to a plumber. Other times it means gallons of water spreading across the floor, soaking drywall, carpet and anything stored nearby. Knowing the early warning signs and a few maintenance habits can buy your unit years of extra service and help you replace it on your schedule instead of in an emergency.

Listen and Look: Signs of a Struggling Water Heater

Your water heater usually gives hints before it gives out. Pay attention if you notice any of the following:

• Water that runs warm but never truly hot, or runs out faster than it used to
• No hot water at all
• Popping, rumbling or banging sounds from the tank
• Rusty, cloudy or muddy-looking hot water
• A metallic taste or odor in hot water
• Moisture, puddles or mineral crust around the base of the tank or fittings

Any one of these is a good reason to have a licensed plumber take a look. A puddle in particular should not wait.

What Wears a Water Heater Out

Sediment settling in the tank

As water heats, dissolved minerals separate and sink. Over the years this layer builds up on the bottom of the tank, insulating the water from the burner or element. The heater has to work harder, efficiency drops and the trapped heat can stress the tank. Homes with hard water see this happen faster. That rumbling sound is often water bubbling up through the sediment.

A depleted anode rod

Inside most tanks is a metal rod designed to corrode in place of the steel tank. It is a deliberate sacrifice. Once the rod is mostly eaten away, the tank itself starts to rust. Replacing the rod is a fairly inexpensive way to extend a heater’s life.

Too much water pressure

High pressure strains the tank, pipes and every fixture in the house. A common sign is water dripping from the discharge pipe connected to the temperature and pressure relief valve. Many plumbers recommend keeping household pressure at or below about 80 psi, and a pressure-reducing valve or expansion tank may help.

Corrosive air near a gas unit

Gas water heaters pull in surrounding air for combustion. If that air carries fumes from chemicals like bleach, ammonia or certain cleaners, it can corrode internal parts. Store those products somewhere else.

A unit that is too small

A heater that cannot keep up with your household runs almost constantly, which wears it out sooner. If your family has grown or you have added a bathroom, the original unit may be undersized.

Age

Even with good care, tank-style heaters have a limited lifespan. Check the label for the manufacture date. If yours is past the ten-year mark and showing symptoms, planning a replacement is usually smarter than waiting for a leak.

A Simple Annual Maintenance Routine

1. Flush the tank. Once a year, drain a few gallons (or the full tank) from the drain valve to clear sediment. Follow the manufacturer’s instructions and turn off power or gas first.
2. Inspect the anode rod. Every year or two, have the rod checked. Replace it if it is heavily corroded or worn down to the core wire.
3. Test the relief valve. Lift the lever briefly to make sure water flows and then stops. If it drips afterward or does not open, call a plumber.
4. Check the surroundings. Keep the area clear, look for moisture and make sure a gas unit has proper ventilation.
5. Consider a drain pan and leak sensor. A pan under the tank and an inexpensive water alarm can catch a slow leak before it becomes a flood.

Choosing a Replacement

Heat pump water heaters are another option worth asking about, especially if energy efficiency is a priority. A plumber can help size the unit to your household.

What About Insurance?

Homeowners policies generally do not pay to repair or replace a water heater that simply wears out or breaks down, since that is considered normal wear and tear. However, if a tank suddenly bursts, the resulting water damage to floors, walls and belongings may be covered, depending on your policy and the circumstances. A slow leak that went unaddressed is more likely to be denied.

Some insurers offer optional equipment breakdown coverage that can help with the cost of repairing major home systems and appliances after a mechanical or electrical failure. Availability, limits and deductibles vary, so ask whether it is offered with your policy.

This article is for general information only. Coverage varies by insurer, policy and state; review your own policy or talk with a licensed agent about your situation.