 10 Year Schedule? (by Alan [CA]) Nov 17, 2017 8:20 AM
 10 Year Schedule? (by S i d [MO]) Nov 17, 2017 8:25 AM
10 Year Schedule? (by Barb [MO]) Nov 17, 2017 8:44 AM
10 Year Schedule? (by Vee [OH]) Nov 17, 2017 9:33 AM
10 Year Schedule? (by Landlord ofthe Flies [TX]) Nov 17, 2017 10:31 AM
10 Year Schedule? (by Jim in O C [CA]) Nov 17, 2017 10:50 AM
10 Year Schedule? (by Tom [FL]) Nov 17, 2017 11:04 AM
10 Year Schedule? (by Nicoel [PA]) Nov 17, 2017 11:33 AM
10 Year Schedule? (by Homer [TX]) Nov 17, 2017 6:13 PM
10 Year Schedule? (by Robert J [CA]) Nov 17, 2017 9:02 PM
10 Year Schedule? (by BRAD 20,000 [IN]) Nov 17, 2017 9:31 PM
10 Year Schedule? (by Wilma [PA]) Nov 18, 2017 7:04 AM
10 Year Schedule? (by Elliot [RI]) Nov 18, 2017 5:41 PM
10 Year Schedule? (by AllyM [NJ]) Nov 20, 2017 7:32 AM
10 Year Schedule? (by Chris [CT]) Nov 20, 2017 4:38 PM
10 Year Schedule? (by Ray-N-Pa [PA]) Nov 23, 2017 1:17 PM
10 Year Schedule? (by Alan [CA]) Posted on: Nov 17, 2017 8:20 AM
Message:
Curious: How many of you change out your water heaters on an auto 10 year schedule? We do this as a matter of convenience (with no "It is leaking" surprises).
--73.158.xxx.xxx |
10 Year Schedule? (by S i d [MO]) Posted on: Nov 17, 2017 8:25 AM
Message:
No, I don't. I have some water heaters, including the one at my home that was brand new when we purchased the house in April 2001, still going strong after 15 years. A few are on 20+ years. The cost of having swapped out all those heaters that are working would be north of $5,000. I can justify sending over an emergency plumber if needed if one starts leaking.
Keep a water sensor/alarm in the area, as well as install a tank pan and drain line underneath. That helps protect your investment in case the tenant fails to report water issues. Inspect all "wet" areas in a unit (under sinks, washer lines, H2O htr) once per quarter should mitigate most problems. --173.19.xx.xxx |
10 Year Schedule? (by Barb [MO]) Posted on: Nov 17, 2017 8:44 AM
Message:
Haven't needed to. Just replaced one last month that was installed in 1997. --131.151.xx.xx |
10 Year Schedule? (by Vee [OH]) Posted on: Nov 17, 2017 9:33 AM
Message:
If you do anodes every 10 years they will go over 25 years. --76.188.xxx.xx |
10 Year Schedule? (by Landlord ofthe Flies [TX]) Posted on: Nov 17, 2017 10:31 AM
Message:
Even better, install an alarm/sensor with auto shutoff on water. Will limit your damage to the amount of water in the tank if it misses the pan. --108.69.xxx.xxx |
10 Year Schedule? (by Jim in O C [CA]) Posted on: Nov 17, 2017 10:50 AM
Message:
I buy plumber quality water heaters, no Home Depot or Lowe's, and at 10 years I start watching more closely. I usually get 10 to 14 years maximum life. I did change out one at 10 years as a precaution because we were going to be gone for 4 weeks. --75.22.xx.xxx |
10 Year Schedule? (by Tom [FL]) Posted on: Nov 17, 2017 11:04 AM
Message:
In the last couple of weeks I read an article suggesting that you replace several things in a house at the 10 year period. Now think about it if you replaced your water heaters every 10 years by the start of the 21 year you added an extra water heater expense. Several have said in the post they can get 14 years to 25 years from a water heater. Maybe from the potential flooding factor of a water heater and the damages that can happen it may not be a bad idea. But if you inspect the water heater on a yearly basis then replace it when its needed that makes for a better business practice. --99.56.xx.xx |
10 Year Schedule? (by Nicoel [PA]) Posted on: Nov 17, 2017 11:33 AM
Message:
I don't. mine are all in basements. I've lived in my home 35ish years. don't know how old the one was that was here but that was replaced and about 5 years ago I needed another. I replace basics as needed not at a predetermined schedule set by statistic. --72.95.xx.xxx |
10 Year Schedule? (by Homer [TX]) Posted on: Nov 17, 2017 6:13 PM
Message:
I do my best to change at 10 years old, I've changed out many perfectly fine units. Just this past sept I changed two because I was about to go on vacation. I would rather do it on my own schedule. I've had one burst before in 2004 on thanks giving day, I'll never forget the mess, hw heater in the middle of the house. Now I change early and add a pan and alarm. I don't pay full price, but buy scratch and dent units from the box stores. I was paying 100 each for years, but the past couple of years, I've been paying 150-175. I even have two just waiting in storage, I find them cheap and buy weather I am ready or not. They keep fine in storage. --75.141.xxx.xxx |
10 Year Schedule? (by Robert J [CA]) Posted on: Nov 17, 2017 9:02 PM
Message:
I am a California Licensed Plumber Contractor (C36), besides being a building contractor, owner, investor and property manager.
When I purchase a new Natural Gas Water Heater, the first thing I do is replace the lousy plastic limited drain cock with a real Full Port Ball Valve with a Hose discharge connection. This keeps the drain valve from leaking. Allows quick and full draining. I can run a 3/8" tube in through my drain valve and flush out the sediment. SOMETHING THAT CAN NOT BE DONE WITH THE FACTORY PROVIDED DRAIN COCK!
Every year or two I flush out my tenants water heaters. Then I use a video camera and view the Anode Rod to see if its still have life left, keeping the water heater from accumulating too much sediment.
So long as the water heater tank is cleaned out and the anode rod isn't gummed up, the water heater can last for 15 to 20 years.
I also have a pan installed under my water heaters with a drain line to the outside. I also put a cheep water alarm in the pan to sound when there is a leak.....
A good maintenance schedule has made my water heaters last up to 30 years is some cases and 22 years on average. Otherwise, they may only last from 7 to 12 years. Since costs have gone up here in California with the EPA high standards, a new water heater installed is close to $800 and even more in most cases... --47.156.xx.xx |
10 Year Schedule? (by BRAD 20,000 [IN]) Posted on: Nov 17, 2017 9:31 PM
Message:
Alan,
We wait until it's needed. I buy Bradford Whites which are highly rated and the same price as Lowes stuff.
I pay $100 to swap it out so my guys jump on this simple 2 hour job.
I can have a baddie replaced within hours.
Overall, we watch things but don't replace anything until it breaks. It's AMAZING how long things last!
BRAD --68.51.xx.xxx |
10 Year Schedule? (by Wilma [PA]) Posted on: Nov 18, 2017 7:04 AM
Message:
We buy plastic tank water heaters (Rheem Marathon is current brand, but Rheem bought out a manufacturer that has been making these for over 25 years). The tanks themselves last - we currently have one in our own home that is 19 years old. We've only had to repair pipe fittings to and from them, and replace the occasional element.
I'd still recommend the sensor in a tray with auto shut-off for pipe fitting leaks. But we have never had a sudden tank failure.
Yes, they are a little pricey - but if you're in it for the long run, they are a great way to go, especially in places with no basements. --71.175.xxx.xxx |
10 Year Schedule? (by Elliot [RI]) Posted on: Nov 18, 2017 5:41 PM
Message:
I still have one copper core running, looks like it was made in 70s or 80s.. 12th year, still running strong.. Last copper core I replaced due to the thermocouple failure, wish I tried harder to fix the thermocouple.
I would pay $1000+ a piece if they still make copper core water heater.. --73.16.xxx.xxx |
10 Year Schedule? (by AllyM [NJ]) Posted on: Nov 20, 2017 7:32 AM
Message:
They last 12 to 13 years in my buildings but the ones that are nearer to the outside walls do not. Bitter cold water hits them on January days and breaks the glass when tenants are washing load after load of clothes.
My plumber says he can tell by looking at them as they seem to "slump".
Ally --73.33.xxx.xxx |
10 Year Schedule? (by Chris [CT]) Posted on: Nov 20, 2017 4:38 PM
Message:
I use Navians on demand, I'm hoping for a closer to 20 year lifespan.
--24.45.xxx.xx |
10 Year Schedule? (by Ray-N-Pa [PA]) Posted on: Nov 23, 2017 1:17 PM
Message:
I have started replacing the tanks in a building that were installed in 1995.....roughly 17% of them are still working after 22 years. --24.101.xxx.xxx |
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