Any HVAC guys in here?
If taken care of there is no reason that current WHs will not last 15+ years. If you are able to fix your gas burner, make sure you replace the anode and flush the tank. Sediment in the bottom of the tank can cause lots of problems, including making the burner work a lot harder to get water up to temp. Also make sure you are getting proper ventilation into and out of the WH. A plugged up ventilation pipe or one that is joined to other ventilation pipes are dangerous to say the least.
Edit - What area do you live in? Any heavy snow lately? Is the exhaust from the WH near ground level? Is it covered over with snow?
Edit - What area do you live in? Any heavy snow lately? Is the exhaust from the WH near ground level? Is it covered over with snow?

I flush the WH every single year and the vent is clear. Checked again yesterday. Mentioned before, i replaced the flame sensor, had the burner out/ vacuumed and cleaned everything. Pressure sensor is ok ( got a power vent WH). This thing has me beat.....since i can only expect 9 years from it, i'll just replace it and be done with it for another 9 years, or so i hope...
No snow buildup and checked the regulators, both on the propane tank and at the house. Vent Screens are clear.
I'll post what the problem is, after it's fixed. It may help somebody else down the line...
Thanks for the help and tips guys. Much appreciated!
Last edited by SETCHAN; Jan 4, 2014 at 01:52 PM.
For the future, anode should be replaced about every 5 years to keep corrosion at a minimum.
Didnt know that. There wasnt much sediment at all when i flushed it out this fall. With a bad Anode, lack of hot water would be the problem, right? Mine shuts down, soon after getting started. As if there was a vent restriction....which there isnt
I had mentioned the possibility of the flue being clogged or restricted because years ago during a snow storm my furnace shut down due the the snow on my roof being over the height of my flue. This shut down the furnace and it would only relight for a short time until I cleared the flue area on my roof. The same symptoms as your WH.


