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The all-electric house is just under 1200 square feet. 2 bed/2 full baths laundry room and dishwasher. Its a rental and the present 50 gallon Kenmore hot water heater is about 8 years old and about every 6 weeks it stops heating but fires up again when my tenant resets it. Maybe it could be repaired but other issue is it sits on a framed drywalled stoop in the garage with no drain pan under it. To further sway me towards replacement is that my plumber has offered to do the work free (I have referred him for a few lucrative jobs and he wants to return a favor) and I plan on selling the house w/i the next couple of years when the present tenants move....they are a young couple saving for a house of their own. So, when I replace it should I get a 40 gallon or 50 gallon. 6 year warranty or 9 year warranty? I can get a 6 year regular size (not tall) Whirlpool 50 gallon right now for $257.00. Should I get it or spend a lot more on a 9 year warranty? I could save money and get a 40 gallon, but not that much money..... too may options! Or, of course I could do nothing or just have my guy change out the thermostat.
The all-electric house is just under 1200 square feet. 2 bed/2 full baths laundry room and dishwasher. Its a rental and the present 50 gallon Kenmore hot water heater is about 8 years old and about every 6 weeks it stops heating but fires up again when my tenant resets it.
How is the water there?
Has the tank EVER been flushed?
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of course I could do nothing or just have my guy change out the thermostat.
There ya go!
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Maybe it could be repaired but...
So, when I replace it should I get a 40 gallon or 50 gallon... 6 year warranty or 9 year warranty?
If your plan is to sell... let it ride.
If your plan is to keep... 50 gal & 9 year and install a BRASS drain valve on it.
The longer warranty *should* mean it has the second anode rod in it.
That's money well spent
Rational, you don't think the inspector will make a big deal over no drain pan on the heater, and the age of the heater when I go to sell the house? And since I can get the installation free maybe this is a good time to go ahead and install a new one??
We flushed the water heater a year ago, then my tenant did a partial flush over the summer because the water was cloudy. But he checks it periodically and says its ok.
We flushed the water heater a year ago, then my tenant did a partial flush over the summer
because the water was cloudy. But he checks it periodically and says its ok.
When I asked about water quality I meant calcium and other minerals.
He can't check that periodically... they're either there or they aren't.
If they are (do you use a softener?)... that changes a lot of things.
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you don't think the inspector will make a big deal over no drain pan on the heater
Have that installed when your plumber does his freebie service call..
and do the t-stat and pro quality drain/flush and do the heater replacement too. Use a "SandHog" element.
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and the age of the heater when I go to sell the house?
If they do... cross that bridge THEN.
Selling is still a maybe and at that it's 2 years off... right?
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And since I can get the installation free maybe this is a good time to go ahead and install a new one??
If it'll help you sleep better at night.
Absent known issues with the tank (review water quality I've raised 2X now)...
there is no reason to think that WH can't last another 4 or 5 years.
A plumber once told me it's the same water heater, whether it has the 6 year or the 9 year warranty.
I was told the same thing by several stores and plumbers. The longer warranty ones you just pay more for.
I've also been told is that if you have 3 or more living in the house you should get a 50 gallon heater to fulfill your normal daily washing/cleaning/bathing needs.
With only 2 people in the house a 40 gallon heater is sufficient.
We did a full flush in January 2012. Last summer my tenant told me he filled a glass of water from the tap at the base of the water heater and it was cloudy with sediment floating in the water. We don't have a water softener. He then drained it for about 5 minutes, he said, and filled another glass and the water was clear. Now he keeps a glass in the garage by the water heater and checks it for sediment periodically. He said its been clean since.
Whatever else you decide, I'd not replace it with a 40-gallon heater. Electric water heaters are slower to heat than gas so need to be larger than gas for the same output. I'd consider 50 gallons a minimum.
The all-electric house is just under 1200 square feet. 2 bed/2 full baths laundry room and dishwasher. Its a rental and the present 50 gallon Kenmore hot water heater is about 8 years old and about every 6 weeks it stops heating but fires up again when my tenant resets it. Maybe it could be repaired but other issue is it sits on a framed drywalled stoop in the garage with no drain pan under it. To further sway me towards replacement is that my plumber has offered to do the work free (I have referred him for a few lucrative jobs and he wants to return a favor) and I plan on selling the house w/i the next couple of years when the present tenants move....they are a young couple saving for a house of their own. So, when I replace it should I get a 40 gallon or 50 gallon. 6 year warranty or 9 year warranty? I can get a 6 year regular size (not tall) Whirlpool 50 gallon right now for $257.00. Should I get it or spend a lot more on a 9 year warranty? I could save money and get a 40 gallon, but not that much money..... too may options! Or, of course I could do nothing or just have my guy change out the thermostat.
Don't go with Whirlpool; they are the absolute worst water heaters on the market. Go with a Bradford White or a Rheem/Ruud instead. Also, don't buy a water heater from a big-box store; they tend to be typically lower quality than a unit sold by a plumber or supply house.
Whatever else you decide, I'd not replace it with a 40-gallon heater. Electric water heaters are slower to heat than gas so need to be larger than gas for the same output. I'd consider 50 gallons a minimum.
Agree with you.
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