Replace 15yr old water heater or not?

Aquin · 03-25-2008, 07:58 PM

I own a 1600sq ft condominium in coastal San Diego in a development of about 300 units. The management company in their latest newsletter suggested that owners replace their hot water heaters every 8-10yrs as some owners have been out of town and have come back to find their units flooded, causing damage to common walls, etc. They didn't specify how old the hot water heaters the people who had problems had or if they were full or part-time residents etc. Over the past 15 years, this hot water heater has probably received about two month of use per year--so 30 months of use. It is a Rheem electric hot water heater installed in 1993 and located upstairs in a separate room next to the pantry. I turn the unit off when I'm gone. I don't mind paying for a new unit, if it's really necessary, but are you supposed to replace it every 10years, even if it has received very slight use? If you all think it does need to be replaced, what brands are good, and should I go tankless or not?

Marlin · 03-25-2008, 08:14 PM

The tank itself always has water in it unless you drain it when you are away so how frequently it is used isn't a big factor. I call ten years the safe period. The reason for that is almost all the leaky water heaters I remove are ten years old or older. That doesn't mean it's going to break tomorrow though. I've removed water heaters installed in the 70s which hadn't started to leak yet.
If the water heater is in a place where damage from a leak will be severe I always recommend replacing it after ten years.

Ron The Plumber · 03-25-2008, 08:19 PM

What I'd like to know is why these heaters did not have pans under them and drain to the outside.

Leah Frances · 03-25-2008, 09:44 PM

You can always pull the anode and take a look at it.

Marlin · 03-25-2008, 11:15 PM

Quote:

Originally Posted by Ron The Plumber

What I'd like to know is why these heaters did not have pans under them and drain to the outside.

I must have seen hundred if not thousands of water heaters and I've yet to see a pan. In some areas they just aren't used.

Ron The Plumber · 03-25-2008, 11:40 PM

There required by code here if on 2nd florr and up, drain to outside.

darsunt · 03-27-2008, 02:49 PM

From what I heard, you should not go tankless unless you have done your research. There are some serious pros and cons to getting one.

Leah Frances · 03-27-2008, 04:22 PM

FYI: I had to replace my hot water heater after a semi-catastrophic failure (leaking 30+ gallons of water and 1-2 gallons of fuel oil). We spent three days analyzing our options before we made up our mind (we bunked with a friend).

In the end, we decided to get the same unit we had before (albeit 10 years newer). Our oil co. replaced the tank and motor, reusing the burner and control units to save some money. Ah! hot showers!

We stayed with our oil fired tanked system because a) it sips fuel oil, even at record high prices it is cheaper than electricity or natural gas; b) we are going to add solar augmentation when we replace our roof - so we need some sort of tanked system; c) lowest cost and d) I want to be able to do a load of laundry and have a shower at the same time.

kgphoto · 03-27-2008, 11:14 PM

Water sitting will rust even more faster. So if you can't run a camera down inside to check it, it may break when you least expect it.

It is not the anode, but the tank springing a leak that is the concern.

A pan with a drain and turning it off and turning off the water pressure to it are all good ideas if you want to wait the longest time.

Of course, the you have to replace it on emergency time rather than at your convenience.

AtlPlumber · 03-27-2008, 11:24 PM

The only way to go!

LawnGuyLandSparky · 03-28-2008, 12:01 AM

Quote:

Originally Posted by Leah Frances

FYI: I had to replace my hot water heater after a semi-catastrophic failure (leaking 30+ gallons of water and 1-2 gallons of fuel oil). We spent three days analyzing our options before we made up our mind (we bunked with a friend).

In the end, we decided to get the same unit we had before (albeit 10 years newer). Our oil co. replaced the tank and motor, reusing the burner and control units to save some money. Ah! hot showers!

We stayed with our oil fired tanked system because a) it sips fuel oil, even at record high prices it is cheaper than electricity or natural gas;

Unless there is some unusually high natural gas prices in your area, oil is hardly ever as cheap as natural gas. Your oil company probably did you a favor to not lose your business.

Quote:

b) we are going to add solar augmentation when we replace our roof - so we need some sort of tanked system;

Solar will require and entirely new tank with a stainless steel coin inside it to circulate the solar heated water within your tank to heat it, w/o mixing with the potable water inside the tank. Your present tank will be useless.

Quote:

c) lowest cost and d) I want to be able to do a load of laundry and have a shower at the same time.

Possible with any water heater, electric, gas, or oil.

Leah Frances · 03-28-2008, 11:03 AM

Lawn Guy - Why the hate? I won't respond point by point to this sort of misinformed sniping. If anyone is interested in the real facts (and I am sure no one really is), PM me.

My bottom line - do your research, get everyone's opinion, then make up your own mind. It has been useful to me to hear what other people did when they made this sort of purchase - so I thought, I would share my experience.

LawnGuyLandSparky · 03-28-2008, 11:22 AM

Hate? Where?