Annual Maintenance + Priority Scheduling

Stop Paying Emergency Rates for Preventable Problems

Most plumbing emergencies aren't random—they're small issues left unchecked until they fail at the worst time:

• Tankless unit throws error code at 10 PM on a Sunday (no descaling for 2 years)

• Water heater starts leaking Saturday morning (pressure relief valve corroded)

• Toilet floods bathroom during dinner party (wax ring failed, you ignored the rocking)

• Kitchen sink backs up before Thanksgiving (grease buildup finally hit critical mass)

Annual maintenance costs $[XXX-XXX]. Average emergency repair? $300-800+ (plus water damage, stress, and waiting).

The Tankless Plumber offers maintenance plans with one goal: reduce expensive surprises and keep your systems running reliably. Owner-operated by Andy Bello, a licensed plumber with [43/45] years in the trade—your annual visit is with someone who already knows your home's plumbing history.

📞 Call/Text: 208-995-6791
Ask about membership—or book your first annual visit.

What Annual Maintenance Prevents

Tankless Water Heater Failures (Most Common)

Without maintenance:

• Error codes (E11, E12, 90, 66) from scale buildup in heat exchanger

• Temperature swings (mineral deposits restrict flow passages)

• Ignition failures (flame sensor corroded, air intake clogged)

• Complete shutdown (heat exchanger so scaled up it overheats, safety lockout)

• Voided warranty (most manufacturers require annual descaling in hard water areas like Boise)

With annual descaling + inspection:

• Consistent hot water (no error codes, no temp swings)

• Extended lifespan (15-20 years vs. 8-12 years without maintenance)

• Preserved warranty (maintenance records prove proper care)

• Fewer repairs ($0-200/year vs. $500-1,500 emergency repairs)

Cost comparison:

• Annual descaling: $150-250

• Emergency heat exchanger replacement: $800-1,200

• Full tankless replacement (premature failure): $3,500-6,000

Standard Water Heater Failures

Without maintenance:

• Sediment buildup (rumbling, efficiency loss, premature tank failure)

• Anode rod exhaustion (tank corrodes from inside, leaks in 6-8 years)

• Pressure relief valve seizure (won't open when needed = rupture risk)

• Heating element failure (scale-coated elements burn out)

With annual maintenance:

• Tank flush (removes sediment, quiets operation)

• Anode rod inspection/replacement (extends tank life to 12-15 years)

• Pressure relief valve test (verify operation, replace if seized)

• Element inspection (descale or replace before failure)

Cost comparison:

• Annual tank maintenance: $100-150

• Emergency tank replacement: $1,200-2,500

• Water damage from leak: $2,000-10,000+

Fixture & Valve Failures

Without maintenance:

• Shutoff valves seize (can't turn when supply line bursts = flooding)

• Toilet wax rings fail (sewage seeps into subfloor = mold, rot)

• Faucet cartridges wear (dripping faucet wastes 3,000+ gallons/year)

• Shower valve cartridges fail (temperature control loss, dripping)

With annual inspection:

• Valve testing (turn shutoffs now, not during emergency)

• Toilet inspection (catch rocking before wax ring fails)

• Faucet check (replace cartridges before drip becomes constant)

• Shower valve service (test temperature control, check for leaks)

Cost comparison:

• Annual inspection: Included in maintenance visit

• Emergency valve replacement + water damage: $500-2,000

• Toilet wax ring failure + subfloor repair: $800-3,000

Drain Clogs & Backups

Without maintenance:

• Slow drains become backups (grease buildup, hair accumulation)

• Main line clogs (tree roots, grease, sediment = sewage backup)

• Emergency Sunday call ($400-800 for main line clearing)

With annual inspection:

• Early detection (slow flow = early warning before backup)

• Preventive clearing ($100-200 vs. $400-800 emergency)

• Root treatment (if trees near sewer line, treat before blockage)

Maintenance Plan Options

✅ Basic Plan — $[XXX]/year

Best for: Homes with standard tank water heaters, newer plumbing, minimal issues.

What's included:

• Annual water heater inspection (tank flush, anode rod check, pressure relief valve test, leak check)

• Shutoff valve inspection (test operation at water heater, under sinks, toilets)

• Visible leak check (supply lines, drain connections, fixture bases)

• Performance verification (water pressure check, flow test)

• Prioritized recommendations (what needs attention now vs. later)

• Priority scheduling (48-72 hour response for non-emergency service calls)

• Maintenance records (annual visit documentation for warranty/home sale)

Typical visit duration: 60-90 minutes

Not included: Tankless descaling (upgrade to Plus Plan), parts/repairs, drain clearing, extensive inspections.

⭐ Plus Plan — $[XXX]/year (Most Popular)

Best for: Homes with tankless water heaters, hard water, older plumbing, proactive homeowners.

Everything in Basic Plan, PLUS:

• Tankless water heater descaling (annual flush with descaling solution—required in Boise hard water)

• Water softener inspection (if equipped—salt level, settings check, hardness test)

• Extended shutoff valve testing (all accessible valves—kitchen, bathrooms, laundry, main)

• Toilet stability check (test for rocking, wax ring integrity)

• Drain performance check (run water in all fixtures, note slow drains)

• Member discount ([10-15%] off parts/repairs during maintenance visit)

• Priority scheduling (24-48 hour response for non-emergency service calls)

Typical visit duration: 90-120 minutes

Not included: Major repairs/replacements, drain clearing, parts beyond basic consumables (anode rods, etc.).

🔥 Priority Plan — $[XXX]/year

Best for: Older Boise homes, rental properties, homeowners who want maximum protection.

Everything in Plus Plan, PLUS:

• Enhanced annual inspection (crawlspace plumbing check if accessible, main line cleanout inspection, water pressure regulation check)

• Seasonal pre-check (optional second visit—winterization check, irrigation shutoff, exterior hose bib inspection)

• Front-of-line scheduling (same-day or next-day response for non-emergency service calls—subject to availability)

• Waived diagnostic fee ($[XX] value—diagnostic charges waived during service calls)

• Extended member discount ([15-20%] off all parts/repairs year-round)

• Dedicated service notes (detailed plumbing profile maintained—Andy knows your home's history)

Typical annual visit duration: 120-180 minutes (includes crawlspace/extended inspection)

Not included: After-hours emergency surcharges (reduced but not eliminated—see FAQ), restoration work, major excavation.

What's Included in Every Annual Visit

Water Heater Service (System-Specific)

Tankless units:

• Descaling (flush heat exchanger with descaling solution—removes mineral buildup)

• Inlet filter cleaning (remove sediment/debris)

• Air intake inspection (clean if clogged)

• Igniter/flame rod check (clean, test operation)

• Error code history review (check internal logs for patterns)

• Venting inspection (check for corrosion, backdraft, clearance issues)

• Gas pressure test (verify proper pressure at unit)

• Flow rate test (verify GPM output matches spec)

• Temperature verification (set temp vs. actual output)

Tank water heaters:

• Tank flush (drain sediment via drain valve)

• Anode rod inspection (remove, measure remaining life, replace if <50%)

• Pressure relief valve test (manual test, verify discharge)

• Heating element check (electric units—test for scale buildup, continuity)

• Burner inspection (gas units—flame pattern, igniter condition)

• Flue/venting check (gas units—draft, corrosion, clearance)

• Leak inspection (tank base, fittings, pressure relief discharge, drain valve)

• Temperature/pressure verification (set temp vs. actual, confirm pressure within range)

Hybrid heat-pump water heaters:

• Condensate drain check (clear any clogs)

• Air filter cleaning (heat pump intake filter)

• Evaporator coil inspection (dust/debris removal)

• Tank flush (same as standard tank)

• Anode rod check (same as standard tank)

• Heat pump operation test (verify cycling, temperature differential)

Shutoff Valve Testing

• Water heater shutoffs (hot and cold—turn full cycle, verify operation)

• Under-sink shutoffs (kitchen, bathrooms—turn full cycle, check for leaks)

• Toilet shutoffs (turn full cycle, verify operation)

• Laundry shutoffs (washing machine—turn full cycle, check hoses)

• Main shutoff (locate, test partial turn—don't fully close unless necessary)

• Exterior hose bibs (seasonal check—frost-free operation, leak check)

Fixture Inspection

• Toilets (rock test, flush performance, tank internals, supply line condition)

• Faucets (drips, handles loose, aerator flow, supply line check)

• Showers/tubs (diverter operation, dripping, temperature stability, visible leaks)

• Disposals (if equipped—test operation, listen for bearing wear, check leaks)

• Dishwasher connection (if accessible—air gap check, drain line, supply line)

Leak-Risk Inspection

• Supply line condition (braided flex lines—check for wear, age, corrosion)

• Drain connections (P-traps, slip nuts, gaskets—check for leaks, corrosion)

• Under-sink cabinets (moisture stains, soft spots, odors)

• Water heater area (floor around unit—moisture, rust, stains)

• Visible crawlspace/basement (if accessible—active leaks, moisture, pipe condition)

Performance Verification

• Water pressure (static pressure at hose bib—should be 40-80 PSI)

• Flow rate (shower flow—should be adequate, not restricted)

• Drain performance (run water in sinks, tubs, showers—note slow drains)

• Hot water delivery (time to hot water at fixtures—note if excessively long)

Recommendations + Prioritization

At end of visit, you'll get:

• Written summary (what we checked, what we found)

• Prioritized action items:

  • Red (Do Now): Active leaks, safety issues, imminent failures

  • Yellow (Plan Soon): Aging components, minor issues, efficiency concerns

  • Green (Monitor): Normal wear, future considerations

• Cost estimates (for any recommended repairs/replacements)

• No pressure (you decide when/if to proceed—we're documenting, not selling)

What's NOT Included (Unless Specified or Quoted)

• Parts/repairs beyond basic maintenance (faucet replacement, valve replacement, disposal repair—quoted separately)

• Drain clearing (if clogs present during visit—quoted separately unless Plus/Priority Plan includes it)

• Water softener resin cleaning (beyond basic inspection—quoted separately)

• Major component replacement (water heaters, tankless units—quoted separately)

• After-hours emergency service (member discount applies, but surcharges still in effect—see FAQ)

• Restoration work (drywall, tile, cabinetry repair)

• Plumbing outside service scope (irrigation systems, well pumps, septic—unless specified)

ROI Analysis — Does Maintenance Pay for Itself?

Scenario 1: Tankless Water Heater (No Maintenance)

• Year 1-3: No issues (lucky)

• Year 4: Error code, emergency call = $300

• Year 5: Heat exchanger replacement = $900

• Year 8: Premature failure, full replacement = $4,500

• Total cost over 8 years: $5,700

Scenario 2: Tankless Water Heater (Annual Maintenance)

• Annual descaling: $200 × 15 years = $3,000

• No emergency repairs: $0

• Extended lifespan: 15 years vs. 8 years = 7 extra years

• Total cost over 15 years: $3,000

• Savings: $2,700 (not counting avoided emergency calls, water damage, inconvenience)

Scenario 3: Standard Tank Water Heater (No Maintenance)

• Year 6: Tank leaks, emergency replacement = $1,800

• Water damage: $2,500 (subfloor, drywall, baseboards)

• Total cost: $4,300 + 6-year lifespan

Scenario 4: Standard Tank Water Heater (Annual Maintenance)

• Annual maintenance: $120 × 12 years = $1,440

• Anode rod replacement (Year 6): $150

• Total cost: $1,590 + 12-year lifespan

• Savings: $2,710 + 6 extra years

Bottom line: Maintenance typically pays for itself within 3-5 years through avoided emergency repairs and extended equipment lifespan.

Maintenance for Older Boise Homes — What We Check

If your home was built before 1980, annual maintenance includes older-home-specific inspection points:

Plumbing system aging:

• Galvanized supply lines (corrosion check, flow restriction, leak risk—recommend replacement timeline)

• Cast-iron drain stacks (rust-through risk at fittings, bellied sections)

• Clay sewer lines (root intrusion risk if trees nearby—recommend camera inspection schedule)

• Original shutoff valves (30-40 years old = seized/leaking—recommend proactive replacement)

• Lead pipe presence (if suspected, recommend testing/replacement)

Water heater considerations:

• Closet/tight installations (verify clearances, venting, access for future replacement)

• Basement floor drains (near water heater—verify operation for overflow protection)

• Pan/drain connection (if equipped—verify proper pitch, no clogs)

Fixture aging:

• Original toilets (3.5-7 gpf = wasting $100+/year—recommend upgrade)

• Obsolete shower valves (pre-1990 Delta/Moen—cartridges scarce, recommend upgrade planning)

• Cast-iron tubs (condition check, future replacement planning if needed)

Foundation/structural:

• Crawlspace moisture (indicates drainage issues, leak potential)

• Slab cracks (near plumbing penetrations—monitor for slab leak risk)

• Settling/shifting (affects pipe pitch, drain flow, fixture stability)

We'll help you prioritize based on risk, cost, and urgency—not push you into unnecessary work.

Typical Annual Visit Schedule

Step 1: Arrival + Walkthrough (10-15 min)

• Review any issues you've noticed since last visit

• Confirm scope (water heater location, fixtures to check, access availability)

• Set expectations (what we'll check, approximate duration)

Step 2: Water Heater Service (30-60 min)

• Tankless descaling OR tank flush/anode rod check (system-dependent)

• Safety checks, performance verification

• Take photos of condition (for your records + warranty documentation)

Step 3: Shutoff Valve Testing (10-20 min)

• Test operation of all accessible valves

• Note any that are seized, leaking, or need replacement

• Verify main shutoff location + operation

Step 4: Fixture Inspection (15-30 min)

• Toilets (rock test, flush, internals)

• Faucets (drips, pressure, supply lines)

• Showers/tubs (temperature, diverter, leaks)

• Disposals (operation, leaks)

Step 5: Leak-Risk Inspection (10-20 min)

• Under-sink cabinets (moisture, supply line condition)

• Water heater area (floor condition, leak signs)

• Visible crawlspace/basement (if accessible)

Step 6: Performance Checks (10-15 min)

• Water pressure test

• Drain flow observation

• Hot water delivery timing

Step 7: Summary + Recommendations (10-15 min)

• Review findings (written summary provided)

• Prioritize action items (Red/Yellow/Green)

• Answer questions

• Schedule any follow-up work (if approved)

Total visit time: 60-120 minutes (Basic Plan) or 120-180 minutes (Priority Plan with extended inspection)

Customer Prep Checklist

✅ Clear access to water heater, main shutoff, under-sink cabinets
✅ Note any issues you've observed since last visit (drips, slow drains, noises, error codes)
✅ Secure pets (we'll be accessing multiple areas)
✅ Adult (18+) home during service visit
✅ Have your last maintenance summary (if available—we'll reference previous findings)
✅ Clear work area around water heater (remove stored items for access)

Helpful to have ready:

• Water heater model/serial number (photo of label)

• Water softener settings (if equipped)

• Any warranty documentation (especially tankless units)

• List of questions/concerns

What You Get

✔ Predictable costs—annual maintenance vs. surprise emergency repairs
✔ Extended equipment life—proper care adds years to water heaters, fixtures
✔ Priority access—faster scheduling when you need service
✔ Peace of mind—someone who knows your home's plumbing history
✔ Warranty protection—maintenance records prove proper care
✔ Clear roadmap—prioritized recommendations, no surprises
✔ Relationship with local plumber—Andy knows your setup, you're not starting over each call

Why Boise Homeowners Choose The Tankless Plumber for Maintenance

Multi-Property & Rental Property Plans

Own multiple properties or rental units? We offer volume discounts:

2-3 properties: [10%] off second and third properties
4-6 properties: [15%] off fourth through sixth properties
7+ properties: Custom pricing—call for quote

Rental property considerations:

• Annual turnover visits (between tenants—full inspection, catch deferred maintenance)

• Emergency priority (tenant no-hot-water calls = priority scheduling)

• Documentation (maintenance records for property management)

• Preventive focus (reduce emergency calls = lower operating costs)

We can coordinate with property managers, tenants, or owners directly.

Service Area — Treasure Valley

Boise (North End, East End, Bench, Downtown, Foothills) • Meridian • Eagle • Kuna • Star • Nampa • Caldwell • Middleton • Nearby Treasure Valley communities

FAQ — Maintenance Plans

Q: Is maintenance worth it if everything seems fine?
A: Yes—because "seems fine" ≠ "is fine." Most failures give subtle warnings:

• Tankless: Temperature swings = early scale buildup (not failed yet, but will)

• Tank water heater: Rumbling = sediment buildup (tank will fail 3-5 years early without flushing)

• Shutoff valves: "Haven't touched them in 20 years" = seized (will fail when you need them in emergency)

• Toilets: "Slight rocking" = wax ring starting to fail (sewage seeping into subfloor)

Maintenance catches these early = $100-200 fix vs. $500-2,000 emergency.

Q: What exactly is included in an annual visit?
A: See "What's Included in Every Annual Visit" section above for detailed checklist. Summary:

• Water heater service (descaling or flush + safety checks)

• Shutoff valve testing (all accessible valves)

• Fixture inspection (toilets, faucets, showers)

• Leak-risk check (supply lines, drain connections, cabinets)

• Performance verification (pressure, flow, drains)

• Prioritized recommendations (Red/Yellow/Green—you decide next steps)

Q: Do you offer priority scheduling? How does it work?
A: Yes:

• Basic Plan: 48-72 hour response for non-emergency service calls (vs. 3-7 days for non-members)

• Plus Plan: 24-48 hour response

• Priority Plan: Same-day or next-day response (subject to availability)

"Non-emergency" = dripping faucet, slow drain, toilet running (not: active flooding, sewage backup, no hot water in winter).

Emergency calls (active leaks, backups, no heat) = same response for everyone (we prioritize by severity, not membership).

Q: Does membership cover after-hours emergency service?
A: Membership reduces cost, but doesn't eliminate after-hours surcharges:

• Non-members: After-hours surcharge = $[XX-XX] (typically $150-250)

• Basic/Plus Plan members: [25%] off after-hours surcharge

• Priority Plan members: [50%] off after-hours surcharge OR waived diagnostic fee ($[XX] value)

After-hours = weekdays after 6 PM, weekends, holidays.

Why not fully covered? After-hours calls pull us away from family time and require premium scheduling—surcharge compensates for this.

Q: Can I use a maintenance plan for multiple properties?
A: Yes—we offer multi-property discounts (see section above). Common scenarios:

• Primary + vacation home: Second property [10%] off

• Rental portfolio: Volume pricing for 4+ units

• Flip/rehab properties: Pre-sale plumbing inspection package (quoted separately)

Each property needs separate annual visit (can schedule same day if nearby to save travel).

Q: What if I need repairs during the annual visit?
A: Three options:

1. Approve on-site: If repair is minor and we have parts, we'll complete it during visit (member discount applies)

2. Schedule follow-up: If repair requires parts order or extended time, we'll schedule separate visit (priority scheduling for members)

3. Defer: If you want to think about it or budget for it, we'll document and follow up later

You're never pressured to approve work immediately. We prioritize (Red/Yellow/Green) so you can decide timeline.

Q: How do I know if I should pick Basic, Plus, or Priority Plan?
A: Decision framework:

Pick Basic Plan if:

• Standard tank water heater (not tankless)

• Newer home (<20 years old)

• Plumbing generally reliable

• Want basic protection + priority scheduling

Pick Plus Plan if:

• Tankless water heater (descaling included = $150-250 value)

• Hard water area (Boise = yes)

• Older home or proactive mindset

• Want extended inspection + member discounts

Pick Priority Plan if:

• Older home (pre-1980) with aging plumbing

• Multiple properties or rental units

• Want front-of-line scheduling + waived diagnostic fees

• Maximum protection mindset

Most Boise homeowners with tankless units choose Plus Plan (descaling alone justifies the cost).

Q: Can I cancel my membership?
A: Yes—with conditions:

• Within 30 days of sign-up: Full refund if no service visit yet

• After annual visit: No refund for current year (you received the service)

• Before next year's visit: Cancel anytime, no auto-renewal

We'll send renewal reminder 60 days before next annual visit—you decide if you want to continue.

Q: What if I sell my house—can I transfer membership?
A: Three options:

1. Transfer to new owner: If buyer wants continuation, we'll honor remaining term (great selling point—documented maintenance)

2. Transfer to new property: If you're buying another home in service area, we'll transfer membership

3. Pro-rated refund: If neither option works, we'll refund unused portion (minus completed annual visit cost)

Many Realtors recommend transferring maintenance plans = demonstrates well-maintained home + smooth transition for buyer.

Q: Do you offer one-time inspections without membership?
A: Yes:

• Pre-purchase plumbing inspection: $[XXX] (for home buyers—comprehensive plumbing assessment)

• Pre-sale checkup: $[XXX] (for sellers—catch issues before inspector finds them)

• One-time annual service: $[XXX] (all maintenance tasks, but no membership benefits)

Membership becomes cost-effective if you're staying in home 2+ years (annual visits + priority scheduling + discounts = better value than one-time).

Q: What happens if you find a major issue during annual visit?
A: We'll:

1. Stop and explain (what we found, why it's a problem, risk level)

2. Show you (photos, videos if helpful)

3. Quote repair (cost + timeline + what's involved)

4. Discuss options (repair vs. replace vs. monitor)

5. Let you decide (no pressure—it's your home, your budget, your timeline)

If it's a safety issue (gas leak, active water leak, sewage backup risk), we'll recommend immediate action—but you're still in control.

Q: Do maintenance plans include water softener service?
A: Plus and Priority Plans include basic water softener inspection:

• Salt level check

• Settings verification

• Hardness test (inlet vs. outlet)

• Brine tank condition

NOT included unless quoted separately:

• Salt bridge removal (if present)

• Resin bed cleaning

• Control valve repair

• Brine tank deep cleaning

If softener needs service beyond inspection, we'll quote separately (member discount applies).

Q: Can I schedule my annual visit for a specific month?
A: Yes—we recommend:

• Spring (March-May): Catch winter damage, prepare for irrigation season

• Fall (September-November): Prepare for heating season, winterize exterior plumbing

Most popular: Fall (before cold weather = catch issues before winter failures).

We'll send reminder 30 days before your scheduled annual visit month—you confirm timing that works for you.

Q: What if I forget to schedule my annual visit?
A: We track it for you:

• 60 days before due: Email/text reminder

• 30 days before due: Second reminder

• On due date: Final reminder

• 30 days past due: Courtesy call ("Did you want to reschedule or cancel membership?")

Membership doesn't expire if you miss your window—we'll honor it whenever you're ready to schedule (but annual savings clock starts from actual visit date).

Related Services

All included in or supported by maintenance plans:

• Tankless water heater descaling + service

• Leak detection when we catch early signs

• Drain clearing for slow drains found during visit

• Kitchen plumbing inspection + service

• Bathroom fixture inspection + service

• Water softener inspection + service

📞 Call/Text: 208-995-6791
✉ Email: tanklessplumber@yahoo.com

Ask about maintenance plans—or book your first annual visit.

Prevent problems. Reduce emergencies. Know your plumber.