A standard tank water heater usually lasts 8 to 12 years. A tankless water heater can last 20 years or more. Where you fall in that range depends mostly on your water and your maintenance: hard water leaves scale that insulates the burner or elements from the water, makes the heater work harder and corrodes the tank faster.

That matters in our markets. Southern Utah has some of the hardest water in the country, and many homes around Jackson, Durango and Flagstaff are on wells with high mineral content. An annual flush, a check of the anode rod every few years and a water softener can add years to a heater’s life.

Signs yours is near the end: rusty hot water, rumbling noises, water around the base, or hot water that runs out sooner than it used to. Element repairs and replaces water heaters at all four locations: