Be honest, when was the last time you drained and flushed your hot water tank/heater? Last year? 5 years ago? Never?!?! Did you even know that was something you should be doing semi-regularly? Well I can assure you that not only is it something you SHOULD be doing, it’s something you should be doing every year!

Why Should I Drain my Water Heater?

Most homeowners I talk to have never drained and flushed their water heater. Understandable I suppose, it’s not something you learn about in school so if you never knew you were supposed to, why would you? Flushing your water tank is really simple and it helps prolong the life of the tank. Over time, lime, calcium, and other minerals in your water can create deposits in the tank. (Especially if you have hard water) Periodically draining and flushing your water tank helps loosen sediments that build up and cause problems with the heating elements. Over time, deposits and corrosion can shorten the life of the tank. There’s never a good time to not have hot water in your home! Now’s the time to add it to your to-do list! Here’s how to do it!

Step #1: Turn off the Power & Supply Valve

Either shut off the gas at the shutoff valve (Typically a valve connected to a yellow flex gas line running to the tank), or unplug the tank if it’s an electric tank. (You can also turn off the breaker to the water heater if you’re uncomfortable unplugging or unsure.)

Also close the cold water supply line valve. There’s typically a valve at the top of the tank. (If you’re not sure, you can CAREFULLY touch your hand on the pipes at the top to see which one is warm and which is cold. Don’t burn yourself! You want to shut off the cold supply line.) If you don’t have a valve there, shut the water off at the closest available shutoff OR you can shut off the main valve to the house if you need to.

Step #2: Connect a Hose to the Drain Valve

If you don’t have an already established drain line, connect a garden hose to the drain outlet on the bottom of the tank. REMEMBER THAT THE WATER IN THE TANK IS HOT! Either let the tank sit idle for a few hours, or carefully direct the hose outside or into your sump pump if you have one. Make sure the hose is directed to a safe place where no children or pets can be scalded by hot water.

Step #3:  Open the Drain Valve

Open the drain valve and allow all the water in the tank to run out. Depending on the size of the tank, this can take 15-20 minutes to drain. You’ll typically need a flat head screwdriver to open the valve.

Step #4: Turn the Water Back On

Once the water stops running from the hose, turn the water back on. You’ll want to allow the tank to flush directly out the hose for a few minutes. After that, I recommend you close the drain valve and allow the tank to fill at least halfway or so. Allow the tank to fill for 10-12 minutes.

Step #5: Shut Off the Water Again and Repeat Flush

Basically you’re going to do the same thing again. Shut off the water supply and open the drain valve. You’ve just flushed the tank to get the water to stir up any loose sediment and get it to be able to drain from the tank. Allow all the water to run from the tank again.

Before you turn the water back I recommend you also check the Anode Rod.

What is The Anode Rod?

Most homeowners I talk to don’t know what an anode rod is let alone know that it’s something that needs to be maintained with your hot water heater. The Anode Rod is a piece of sacrificial metal (usually magnesium or aluminum) that is located within your water heater. It attracts the corrosive elements of your water like calcium away from the internal components of the tank and your tank walls.

Changing your anode rod should be done every few years to make sure the life of your water heater isn’t shortened prematurely because of corrosion.

Step #6: Check or Replace the Anode Rod

The anode rod is mounted to the top of the tank and is threaded in place within the tank. Use a socket wrench or pliers to unthread the rod and check it for wear. If it is badly corroded or completely disintegrated, you need to replace it. Do a quick google search to find a replacement rod for your particular brand of water heater.

Once you reinstall the new anode rod…

Step #7: Reconnect the Heater

Make sure all valves and fittings are tightened and then turn the water supply valve back on for the tank allowing it to fill once again. Re-open the gas valve and follow all safety instructions to re-ignite the heater if you have a gas tank. CAUTION: Failure to follow ignition instructions can cause injury or death. Carefully follow all instructions. 

If you have an electric heater, plug it back in or turn the breaker back on to the unit.

How Do I Know if it’s Time to Replace My Water Heater?

There are several warning signs that your water heater might be on the outs! Here are a few things to look out for. Some issues can be repaired with new parts, while other issues may indicate the need for a new heater. Here’s what to look out for.

1.) Over 10 Years Old

If your water tank is over 10 years old, it might be time for a replacement. If you’re not having problems yet there’s no need to swap it right away, BUT you should probably budget for a new one because you’ll inevitably need one in the next couple years. Electric tanks typically have a little longer life span but both can be shortened by hard water.

2.) Leaking

If your tank is leaking, that’s a big sign that it needs replacing. It often happens on older tanks where corrosion and rust are problems. Sometimes it can be the result of keeping the temperature on the tank set too high or a faulty pressure relief valve. Over time that increased pressure can cause wear on the components.

A leaking tank can be extremely dangerous if not addressed as a leak indicates an issue with the integrity of the tank that can lead to a tank explosion! BAD NEWS BEARS!

3.) Discolored or Cold Water

If you’re getting rusty colored water or cold water after a short period of time, that could be an indication that your water heater needs attention. Especially with the latter. Old houses can have old galvanized pipes which corrode a lot so it may not be indicative of a faulty tank BUT if you’re noticing that AND a change in water temperature, you’re likely having an issue with the tank.

It could be that a heating element needs replacing because it has corroded. OR you may need to replace the tank itself. In either case, a closer inspection is warranted to find the problem.

Installing a New Water Heater

WARNING: Installing a new water heater carries the risk of electrical shock and/or exposure to gas fumes/vapors and can carry the risk of explosion if not done correctly. 

Installing a new water heater isn’t a job for the faint of heart and can be a little dangerous IF you don’t know what you’re doing. It is a task that a handy homeowner can accomplish on their own BUT as always it’s something that needs to be done carefully and correctly. If there are any doubts about your ability to do it, I’d recommend that you leave it to a professional.

Need to Replace an Electric Water Heater?

Check out the New High-Efficiency Rheem ProTerra Hydrbid Electric Water Heater with Leak Guard. 

The Rheem ProTerra Hybrid Electric Water Heater is 4x more efficient than a standard electric water heater, and has an automatic water shut-off in the event of a leak to provide additional peace of mind. You can also control the settings of your water heater directly from your mobile device for added flexibility and is installed just like a standard electric water heater.

If you enjoyed this content, check out some of these other DIY home maintenance projects.

It’s Time to Change Your Home’s Air Filters!

How to Install a Home Water Filtration System

When remodeling a home or trying to get a home ready for resale, maximizing the return on your investment is key, but prioritizing which areas to tackle without breaking the bank can be an extremely tricky task. That’s why I sat down with a Licensed Realtor to talk about how to increase the value of your home when tackling a remodel. Here are her tips!

“The days of popcorn or textured ceilings are in the past. Get them out!” 

In your eyes, where do homeowners get the most bang for their buck when it comes to remodeling and getting the best Return on Investment (ROI) for resale?

1. PAINT-PAINT-PAINT! This is the #1 thing we have all our sellers do, because it has the highest ROI. It’s not really remodeling but it is a simple and relatively inexpensive upgrade and it is essential for resale.
2. Hardwood floors of any kind, instead of carpet. Buyers in today’s market really don’t like carpet…at least in Southern California.
3. Kitchen and master bathroom updates. Refinishing old cabinets works great, and paired with quartz counters will dress up a drab, dated kitchen very inexpensively. Quartz seems to be the new go-to when it comes to kitchen remodels and is less expensive than granite for new countertops.
4. Plenty of lighting and smooth ceilings are also very important. The days of popcorn or textured ceilings are in the past. Get them out!
   

    “Quartz counters- no more granite!”

   What are buyers looking for in a recent remodel? 

1. Quality workmanship is important. Buyers are fairly sophisticated and can spot sloppy work and cheap materials. It makes them think that there are other thingswrong with the house.
2. Open floorplans are requested from almost every buyer. Open kitchen/living areas are especially important in today’s market.
3. Easy access to outdoor living- at least here in Southern California with our climate.
4. All buyers watch HGTV type shows these days, and tend to like the trends in decor they see there.  People are leaning towards neutral colors and away from bold colors. Buyers are cautious around an ultra modern look. The magazines today like to shoot super modern stuff, but most buyers think it’s cold and can’t really visualize themselves in the space.
5. Kitchens:  Consider freestanding islands, and lots of counter space! Quartz counters are in, but no more granite! Loads of light and windows. Stainless appliances or the newer look called “smudge proof” slate appliances. Self closing drawers. All these things are really in at the moment.
6. Bathroom Remodels: Similar to kitchens, people are looking for storage and counter space. Showers: The bigger the better, and glass doors, no more shower curtains. Soaking tubs are more popular right now than spa tubs for some reason.  Textural tile, either patterned or large subway style tile.
7. Cool light fixtures.  Big closets.
8. Outdoor sitting, dining, and entertaining areas. Low maintenance landscaping is especially popular here in Southern California and succulents are super popular.
   

    “Please don’t put up wallpaper! Enough said there.  Maybe it will come back, maybe…Until then, don’t do it!”

   What are some of the most common mistakes you see homeowners making when it comes to remodeling?

1. Spending WAY too much to do the above things! Be aware of the upper end of value for the neighborhood and don’t over-improve the home if you’re planning to sell within 5 years.  If you’re going to stay in the home for a long period of time, do the remodel for YOU and worry less about this, knowing you may not get dollar-for-dollar back on what you spent.
2. Fixing cosmetic issues without addressing important infrastructure: Plumbing, sewer lines, roofs, etc. You can have a gorgeous house and a bad roof; however, buyers tend to run away from that.
3. Please don’t put up wallpaper! Enough said there.  Maybe it will come back, maybe…Until then, don’t do it!
4. Hire the right contractor if you’re not comfortable doing the work, and check references carefully. Spend time doing your homework there. Also supervise them very closely! Hiring the wrong contractor is the #1 mistake I see.
   

   If homeowners do their own remodels without permitting the work, how does that affect their/your ability to sell the property in the future?

1. It depends on what is done, but if an addition of any kind is done without a permit, the value of that square footage cannot be used to determine the overall value of the home at the time of sale. The appraiser technically has to ignore it. Some banks won’t allow a loan on a property with unpermitted additions which can greatly affect your ability to sell. DIY work is fine, but make sure you’re getting the proper permits when they’re required.

   

2. Many homeowners choose not to permit interior remodels, even though they technically should be. Interior remodels tend not to impact the ability to resell the property in my experience, unless the work is particularly poor.
3. If structural changes are made without permits, there can be a lot of liability in that that can come back to bite a previous homeowner after the fact. Full disclosures must be made at the time of sale to make sure buyers are aware of any work that was performed by the previous owner.
   

   How can homeowners make sure they’re not overspending on remodels based on the market? 

1. Talk to a local, experienced real estate agent about the values in the neighborhood and the scope of the remodel you’re considering.  Local agents are a great resource for what is going on in the area and how it’s affected recent sales & values. Real Estate agents are also a great resource for finding reliable contractors and other professionals.

Meet the Realtor: 

Grace Miranda is head of The Miranda Team and has been a consistent top producing real estate agent for over 14 years. She is known in the real estate community for her skilled negotiations, aggressive marketing of homes, and her systematic approach to getting top dollar for her clients. Grace and her team serve the real estate needs of sellers in the Los Angeles area, including Burbank, Toluca Lake, Shadow Hills, Studio City, Sherman Oaks, Encino, Hollywood Hills, Glendale, North Hollywood, Los Feliz, Sun Valley, and the surrounding communities. They specialize in the sale of luxury and estate properties, equestrian homes, new construction, income and investment properties, as well as probate and trust sales. She and her team are very successful with short sales, having currently a 100% approval rate, and she is certified as a Short Sale Specialist.