Hot water tank questions

[Gamble]

Few questions for you guys.
My rental house has a 40 gallon water tank dated back to 1996 Yep it's still working. I called my landlord a 2 months or so ago and said that the water smells and hot water doesn't last very long. I told them that it's pretty dated and should be changed. (they have lots and lots of money)
So they sent someone out and all he did was drain the tank which took care of the smell. Here are are a month or two later and the hot water doesn't last long enough for me to shave my face and wash my hair. So I called the landlord again and they sent someone else out. He drained the tank..for all of 30seconds. Not enough to drain it completely. And then turned the thermostat up to the hottest setting.
It's been set at 1 click before the hottest setting, but here is my questions. Is this just a recipe for disaster?
Will upping the thermostat give me hot water longer? It was at B and I moved it up to C after the last guy and this guy took it one step further.
I've asked for it to be replaced and they just keep doing the above, it's aggravating to say the least.
Should I buy a pad for the floor for when this thing shits the bed and pisses water all over the floor? (if this happens and damages the floor you think they would put me to blame? Even though I have been requesting it to be changed?)

 

[kert]

If this is an electric water heater, it sounds like the lower element is out.

 

[Go Skins]

Is the water hot now since the valve was turned up? Alot of times the dip tubes on old water heaters will dissolve, this in turn will not let the cold water coming into the heater go to the bottom. So everytime you open a faucet it's lukewarm. It doesn't mean you heater is gonna leak.

 

[uniballer]

If this is an electric water heater, it sounds like the lower element is out.

I second this, also the guys that come in sound like handyman **** not plumbers. Call again and say its still not fixed, what they did will make your light bill go way up!!!!!!!!!!!!

 

[Go Skins]

Gas valves on water heater have letters for their settings. A-B-C I bet it's gas.

 

[Gamble]

Yes it's gas.

 

[Go Skins]

Just keep calling the landlord.Tell him your still not getting hot water.

 

[danski0224]

Landlords typically won't do anything until something breaks, and then they choose the cheapest repair path.

If you call constantly, you may be labeled as a nuisance and may not be given a renewal when the lease is up.

Changing the thermostat setting does not change the amount of hot water, only the temperature. Sounds like the tank may have sediment in it, or the dip tube. If it "percolates" or makes noises when heating, that is a sediment indicator.

I would suggest having a professional conversation with the landlord and tell him/her that the water heater is beyond the normal expected life of 12 year warranty units and isn't heating properly. Replacing the heater now could save you (the landlord) money in property damages and repairs when the tank fails.

If reason doesn't work, then move your personal property away from the water heater in case it leaks.

I don't know if there are any regulations that define the quality of hot water for tenants, like space heating.

 

[Tim The Tool Man]

I would say that since your landlord sent two guys to band-aid the problem, he's not going to do much more until it starts to leak or between tenants. Unfortunately you are probably going to have to live with it so move your stuff to high ground and get in a regular habit of draining a few gallons out of the tank until it starts leaking or you move out. Just understand it may never leak!

 

[rlitman]

Since you mix hot and cold water in a shower, having hotter water in the tank will indeed make the hot water last longer in the shower, since you are using less at a time to get the same temperature shower. The advice about a bad dip tube is also a possible cause of lack of hot water.

In a gas heater, a layer of crud and sediment in the bottom can block some heat from reaching the water. There is no need to drain the tank completely. You just open the drain until the water comes out clear. If the tank is drained a few times a year, this may end up being well under a gallon of water.

Smelly water can be three things.
1) the crud on the bottom is giving bacteria a place to grow, AND the water is too cold
2) iron loving bacteria are growing in the tank because the water is too cold
3) bacteria are growing on your corroded aluminum anode

The answer to all three of these is to turn the water temperature up, but I strongly suggest that the anode on a heater that old be replaced with a magnesium one ASAP. That should buy the heater at least another 5 years of life, depending on its current condition, and your water conditions.

Your landlord does not want to pay for the cost of damages caused by the heater flooding the structure. A replacement anode is good insurance against this.

Building codes vary as to what is required from DHW. Some insist that the temperature be tempered below a dangerous scalding level. Some insist that seriously hot water be at the tap in a maximum number of seconds (perhaps to prevent bacteria from growing in the heater, and in the pipes).

 

[danski0224]

Bacteria also grows on a magnesium anode.

Aluminum is a safer choice for poor/questionable water quality.

Changing them is a pain. Definitely need a 6 point socket (1-1/8" I think) and a breaker bar. Leave most of the water in the tank.

 

[Gamble]

Well it's at the highest hot setting so if I burn myself or my girlfriend I will not be happy.
I told them when we first had problems that I recommend it to be changed as well as my dad recommended it to be changed as he is a maintenance engineer. And they sent in two "handman" guys. This guy was the same ethnicity of the owner so I know they are probably friends.
The first guy let himself in during the day when nobody was home (which I didn't like) drained the tank and told the landlord that I have "welding equipment" in the garage and I shouldn't be using it because it will burn up the wires in the wall.....wtf. I had to simply explain that all my equipment is 110v and the circuit is a 20amp and it's perfectly ok.

 

[rlitman]

Sounds like you know everything you already want to know, and are just looking for confirmation of your theories here online. Good luck with that.

I'm glad you're not my tenant.

Anodes use a 1 1/16" socket. Aluminum is recommended for severely hard water. We do not know anything about the water, or really anything other than that the water heater is gas, so with what we know, magnesium is generally the best recommendation.
Anyway, instructions on changing the anode aren't really relevant. If he didn't touch the thermostat, he's not changing the anode.

 

[buddyboy]

call YOUR insurance agent and ask him or her if YOUR renters policy covers the water heater leaking and damaging your stuff. in the mean time move all your non replaceable stuff to higher ground and take pictures of all the stuff that can be ruined.

just because you don't agree with how your landlord is addressing the issue doesn't make him wrong and you right.

i doubt the thing is going to leak or explode on you.

sounds like they are draining out the sediment as needed and turning up the thermostat, buying time till it takes a complete **** and then will probably replace it with a new one.

you say they have lots and lots of money? maybe it's because they don't run out and replace something at the first hiccup. at least they employ a handyman.

I would ask the landlord the next time you run out of hot water if he wants you to call him and let him know about it and you'll just drain the water out. this would save the LL a handyman bill.

believe me the LL knows the heater needs replaced, he's just buying time. keeping track of how often it needs attention.

 

[Gamble]

call YOUR insurance agent and ask him or her if YOUR renters policy covers the water heater leaking and damaging your stuff. in the mean time move all your non replaceable stuff to higher ground and take pictures of all the stuff that can be ruined.

just because you don't agree with how your landlord is addressing the issue doesn't make him wrong and you right.

i doubt the thing is going to leak or explode on you.

sounds like they are draining out the sediment as needed and turning up the thermostat, buying time till it takes a complete **** and then will probably replace it with a new one.

you say they have lots and lots of money? maybe it's because they don't run out and replace something at the first hiccup. at least they employ a handyman.

I would ask the landlord the next time you run out of hot water if he wants you to call him and let him know about it and you'll just drain the water out. this would save the LL a handyman bill.

believe me the LL knows the heater needs replaced, he's just buying time. keeping track of how often it needs attention.

You know I thought the same thing, but how much do you think a handyman charges to come out and drain a tank x2? I bought mine for my last house for $350 same size and warranty and energy efficient.
Hell I even told the landlord that I still have it as I took it when I moved out and I would give it to them for dirt cheap (being a year old only) and they ignored it. So I listed it on CL and sold it to some guy for $100 in a few hours.

 

[CNGsaves]

Document your contacts with the Landlord in a Letter that has all the dates, specifics of each handyman visit and same outcome. Also document that "repairman" wandered around your house to go into garage while you were not there . . . that's a surefire risk for theft! All contact from now on needs documented with written letter, or email at minimum.

Check your Rental Agreement if it allows repairs to be made by Tenant and cost DEDUCTED from the rent. NG hot water heaters are only around $300 for 40 gallon unit with 8 to 10 yr life. Your old HWH that is 16 yrs old is showing all signals it's full of sediment/rust and ready to fail. You also ARE PAYING more for your NG bill as HWH is working extra hard to keep small area of tank hot enough to give you any hot water at all.

If 1st letter to Landlord doesn't get it replaced, then send follow-up letter that you'll need to contact local housing board to report landlord not making repairs. That should get some action!