We've lived in this 20-year-old +/- condo for 12 years this September. I saw a puddle of water on the floor at the water heater end of the Laundry Room about 2.5 months ago. Since it wasn't continuous and on bare concrete, I wasn't in a rush. I went nuts trying to find the source. Turns out it's from the Front Load Whirlpool washer that we bought just after we moved in. There are some retired appliance repair men at my church, I ask if they wanted to repair it, and if not, who would they recommend. No takers but, they recommended the same guy in Columbus (That in itself is pretty high praise!). One of them told me the most common leak problem is the series of over lapping gaskets around the door. Sometimes they fold over on themselves and sometimes they tear a hole in themselves or each other. It wasn't a priority and I let it slide until after family trips and vacations were over.
The past two laundry days, not any water on the floor, so the offending gasket must have unfolded itself. But I'm keeping an eye on the 20-year-old gas water heater and 12-year-old Front load washer!
Thousands of water heater replacements showed me a few observations. 1) the vast majority of catastrophic failures were the day after a hard rain. I think I figured out why. First, the atmospheric pressure falls when there is a storm, and the tank has less pressure on the outside supporting it. Second when it rains, lawn watering comes to a stop for a day or two, and car washes almost come to a standstill. This allows water reserves to build up in the water towers, therefore raising line pressure.
2) In my complex of 140 apartments, when one tank let go, two more would quickly follow. Either that day or the next. So, I didn't bother to pick up just one tank. I usually bought three, but if there was a special price I would buy up to 5. (we were going to use them sooner more likely than latter.
3) Dielectric fittings don't work in the long run. They may isolate the tank at first, but the mineral build up allows the current to pass. So, I never wasted money on those expensive and pain to install fittings. Besides, most modern tanks have them factory installed now.
Tank inlet/outlet fitting come in 2 sizes 1/2 and 3/4. They could be threaded pipe or soldier tube fitting AND they could be male or female. I kept a bucket of fittings well stocked right next to my torch. For problems there are Shark-bites or compression fittings at 1/3 the Shark-bite price.
I found that flexible water connection lines were doomed to a quick failure, unless they had the braided stainless-steel sheath. The gas hook ups need to be the coated flexible stainless or black pipe. (Fire code now most places.)
If the cost of doing business wasn't so expensive, I'd open one that all I did would do is replace hot water tanks! You can easily do two a day that are far across town a day and three or four that are close. If in a business, accept no cash or checks. Credit and Debit cards only! (approved in advance!)
As of 10 years ago, tank disposal was simple: Call one of the guys that hauls scrap metal. If they aren't busy, they will help you get the old tank out of the basement and usually the new tank in.
Clogged drain valves: The Control valve on gas and the screw in electric elements are all on 1 1/4" pipe threads. My parts bucket had an adapter I made for a few dollars! I had 3' wash machine and 20' and 30' garden hoses to drain tanks.
Ivan
