Dear Curtis & Wanda. It sounds terminal. Get rid of your obsolete tank, buy a tankless unit from me (gas or electric)and install a magnetic water conditioning system in your plumbing, and your problems will go away. I sell all the above. Call me at 318-433 5480 or E-mail me. You won't regret it, you'll also never run out of hot water again. My address is Hot or Not Marketing Inc' P.O. Box 763 Lake Charles LA 70602 USA. Tankless with magnets is the only way to go. Cheers,Brian.