There are minerals in all water to some degree no matter where you live.  Florida residents must contend with groundwater that is sourced from limestone bedrock which has a large amount of calcium and magnesium deposits.  This results in “hard water” that creates sediment in the form of lime scale that settles out of the water and builds up at the bottom of your hot water tank. When this happens with natural gas heaters it causes uneven heating on the tank that eventually causes leaks.  An electric water heater will burn out the lower heating element which is called scalding-the-element.  In both instances the sediment build up can clog the drain.

The chart below shows all SWFL residents have extremely hard or moderately hard water.

U.S. HARD WATER MAP

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For our seasonal residents that are gone for extended periods it may be necessary to disinfect your hot water system because of bacteria that begins to grow in the water heater.  If your water has an odor or sulpher smell or appears milky in color there may be a buildup of bacterial in the hot water tank. Ordinary household bleach is an effective disinfectant for this type of bacteria. Refer to your owner’s manual for information on how to drain, flush and disinfect your hot water tank.

Amount of Bleach to Disinfect Water Heater

Tank Size (gallons) 

   Quantity of Bleach (cups)

40

3.5

50

4.0

75

5.5

80

6.0

Most homeowners wherever they live should flush and drain their hot water heater tank every six months or so, but if you live in Florida with extremely hard water you may want to flush and drain more often.  Here is a simple way for seasonal homeowners to test the water for bacterial growth.  Turn on the hot water side faucet only, let the water run and look at the water clarity; if it darkens or is cloudy or if it smells like rotten eggs or sulfur, you likely have a bacteria issue. If you detect either of these conditions you should have the water heater tank drained and flushed.  

If you are a do-it-yourselfer or are budget conscious, you should refer to your owner’s manual for step-by-step instructions. If you hire a licensed plumber (electrical power or natural gas-powered water heaters must be shutoff prior to starting the process of cleaning) you can expect to pay somewhere around $100-$150.00.  This is a small investment to make to prolong the life of your water heater.

Typical Replacement Costs

Tank Size (gallons)    

Price Range 

40

$320-$1,600

50

$400-$2,200

75

$900-$3,000

80

$1,000-$3,900

If you have a Tankless Water Heater you should know they are particularly susceptible to damage from mineral sediment.  There is a special process to flush tankless water heaters which requires a pump which circulates water through the system.  Most hardware stores sell a DIY water heater flush kit or you can hire a licensed plumber.

Carefree Home Watch provides weekly or biweekly home watch and concierge services to Seasonal Home/Condo Owners or Owners with Investment Property or full time Florida residents seeking short-or long-term care of their homes.  Contact Carefree Home Watch, 239-234-1847 or visit www.carefreehomewatch.com to arrange for a free home watch consultation.