Prevent expensive plumbing emergencies with annual maintenance covering water heater flushing, pipe inspection, drain cleaning, fixture checks, and winterization.
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Water Heater Maintenance
Test the temperature and pressure relief (TPR) valve
Lift the lever on the TPR valve for 5 seconds — water should flow freely and stop when released. If it doesn't release water or continues dripping, replace the valve ($15-$30 plus $100-$200 for a plumber). A failed TPR valve is a safety hazard.
Drain and flush the tank to remove sediment
Connect a garden hose to the drain valve at the tank bottom and run it outside. Flush until the water runs clear — this takes 5-15 minutes. Sediment buildup reduces efficiency by 20-30% and shortens tank life. Do this once per year.
Turn off the heater and let water cool for 1 hour
Open a hot water faucet upstairs to allow air flow
Check the anode rod for corrosion
The anode rod ($20-$40) protects the tank from rust. Unscrew the top of the tank with a 1-1/16 inch socket. If the rod is less than 1/2 inch thick or coated in calcium, replace it. A neglected anode rod means the tank rusts out 3-5 years sooner.
Verify temperature is set to 120°F
Higher temperatures waste energy and increase scald risk. Each 10°F reduction saves 3-5% on water heating costs. Use a cooking thermometer at a hot water tap to verify the actual output temperature.
Pipe Inspection
Inspect visible pipes for leaks, corrosion, and condensation
Check under all sinks, around the water heater, and in the basement or crawl space. Green or white mineral deposits on copper pipes indicate pinhole leaks or corrosion. A small drip wastes 3,000+ gallons per year and costs $20+ monthly.
Check for signs of hidden leaks
Read your water meter, wait 2 hours with no water use, and read it again. Any change means a hidden leak. Also check for water stains on ceilings, warped flooring, and musty smells near walls. Hidden leaks cause $8,000-$10,000 in average damage before detection.
Test water pressure with a gauge
Screw a $10-$15 pressure gauge onto an outdoor spigot. Normal residential water pressure is 40-80 PSI. Pressure above 80 PSI damages pipes, fittings, and appliances over time. A pressure reducing valve ($50-$150 installed) protects your system.
Insulate exposed pipes in unheated areas
Foam pipe insulation ($0.50-$1.50 per 6-foot section) prevents freezing in crawl spaces, garages, and attics. Pipes that freeze and burst cause $5,000-$70,000 in water damage. Insulation also reduces heat loss from hot water pipes by 2-4°F.
Drain and Sewer Maintenance
Clean all sink and shower drains
Remove drain covers and pull out hair and debris by hand or with a drain snake ($5-$15). Do this every 3-4 months. Avoid chemical drain cleaners — they corrode pipes over time and cost $5-$8 per use. A $20 drain snake works better and lasts years.
Flush drains with hot water and baking soda
Pour 1/2 cup baking soda followed by 1/2 cup vinegar down each drain. Wait 15 minutes, then flush with boiling water. This dissolves grease and soap buildup without chemicals. Do this monthly for kitchen drains where grease accumulates.
Check the main sewer cleanout for debris or backups
Locate the sewer cleanout (usually a 4-inch white cap near the foundation). Open it and look for standing water — this indicates a partial blockage. A professional sewer camera inspection costs $100-$300 and reveals tree root intrusion, cracks, and bellied sections.
Inspect the sump pump if you have one
Pour 5 gallons of water into the sump pit to trigger the pump. It should turn on, pump the water out, and shut off within 30 seconds. Test quarterly. A failed sump pump during a storm can flood a basement with 10,000+ gallons of water.
Clean debris from the sump pit
Test the backup battery if equipped
Fixture and Valve Checks
Test all shutoff valves for function
Turn each shutoff valve (under sinks, behind toilets, at the water heater) fully closed and back open. Valves that don't turn need replacement before an emergency. A stuck shutoff valve during a burst pipe means you can't stop the water flow.
Check toilets for leaks and running
Add 5 drops of food coloring to the tank and wait 15 minutes without flushing. If color appears in the bowl, the flapper is leaking. A new flapper costs $5-$10 and takes 5 minutes to replace. A leaking toilet wastes 200+ gallons per day.
Inspect caulk around tubs, showers, and sinks
Look for gaps, mold, or peeling caulk at every fixture-to-wall joint. Recaulk with 100% silicone ($5-$8 per tube). Remove old caulk first with a razor blade and caulk remover ($6-$10). Damaged caulk lets water into walls, causing mold growth within 48 hours.
Clean faucet aerators to restore water flow
Unscrew the aerator from each faucet and soak in white vinegar for 1 hour to dissolve mineral deposits. Scrub with an old toothbrush. Clogged aerators reduce flow by 30-50% and make faucets feel weak. Replace aerators ($3-$8 each) if they're badly corroded.
Locate and label the main water shutoff valve
The main shutoff is usually near the water meter at the street or where the main line enters the house. Test it by turning it off and checking that all faucets stop flowing. Every household member should know where this valve is for emergencies.
Seasonal Winterization
Disconnect and drain outdoor hoses
A connected hose traps water in the spigot, which freezes and cracks the pipe inside the wall. Disconnect hoses, drain them, and store indoors. Close the interior shutoff to outdoor spigots if you have one. A burst spigot pipe costs $150-$400 to repair.
Shut off and drain outdoor irrigation systems
Close the supply valve and blow out lines with compressed air at 40-80 PSI. Open all drain valves. A professional blowout costs $50-$100. Frozen irrigation pipes crack at every fitting, turning a $100 service call into a $500+ repair.
Open cabinet doors under exterior-wall sinks during cold snaps
When temperatures drop below 20°F, open vanity and kitchen cabinet doors to let warm room air reach pipes. Let a pencil-thin stream of water run from the farthest faucet from the water main — moving water freezes at a lower temperature than standing water.
Frequently Asked Questions
How often should a water heater be flushed?
Flush your water heater once a year to remove sediment buildup that reduces efficiency and shortens tank life. In areas with hard water (above 120 ppm), flush every 6 months. A tank with heavy sediment can use 20-30% more energy to heat water, and flushing takes about 30 minutes with a garden hose.
What causes low water pressure throughout the house?
The most common causes are a partially closed main shutoff valve, corroded galvanized pipes (homes built before 1970), or a failing pressure regulator. Homes should have 40-60 psi of water pressure. If only hot water pressure is low, the issue is likely sediment in the water heater. A plumber can diagnose the cause for $75-$150.
How much does it cost to repipe a house?
Full repiping costs $4,000-$15,000 for a typical 1,500-2,000 sq ft home, depending on pipe material and accessibility. PEX repiping runs $4,000-$8,000, while copper costs $8,000-$15,000. The job takes 2-5 days, and most plumbers offer financing. Homes with polybutylene or galvanized steel pipes from the 1970s-1990s are the strongest candidates for repiping.
How do I know if my sewer line needs repair?
Warning signs include multiple drains backing up simultaneously, gurgling sounds from toilets, sewage odors near floor drains, and patches of unusually green grass over the sewer line path. A sewer camera inspection costs $100-$500 and gives a definitive answer. Tree root intrusion is the most common cause, affecting 50% of sewer line repairs in older neighborhoods.
Should I turn off my water heater when going on vacation?
For trips of 3+ days, set your water heater to "vacation" or "pilot" mode rather than turning it off completely, which saves energy without risking pipe issues. Gas heaters in vacation mode use about $2-$3 per month versus $30-$50 at full operation. For trips longer than 2 weeks, shut off the main water supply to prevent leak damage while you are away.