**Questions about hot water system replacement**

The tenant has reported the HWS is not working well and the system is very small (140L) and my PM has advised that the HWS is most likely due for replacement and got two quotations between $1,550-$1,650 including installation. I have done some research on Auqamax 160L and Vulcan 160L (the make and model the plumber provided in the quote) and found a price difference around $500-$850 including delivery and installation.

If you have replaced a HWS in your properties, either your PPOR or IPs, can you please advise

• Which HWS do you use (e.g. the make and model, warranty, etc) and will you recommend others to purchase?
• Whether the quote is reasonable?
• What additional costs will be included when replacing HWS? e.g. the cost for an electrician to disconnect and reconnect, the cost of disposal of the replaced HWS, etc.

I also consider to order a HWS online and ask PM to organise a time when installed.

Your suggestions/comments are greatly appreciated.


Kind regards,
MTI

 

If the tenant has said that the 140ltr is too small then going to a 160 isn't going to help much? Is it a one bedroom flat?
If it's anything bigger than one bedroom or more than 2 people living there then 140ltr might not be enough.

If there is a gas line at the premises you could go for an instantaneous gas system like the Rinnai infinity. I use this is most of my IPs

 

Has anyone actually checked the HWS..."not working well"
Could be something simple like a leaking relief valve or a thermostat problem....
Is the unit close to 10 years old?
If so, better just replace - AquaMax are a good unit for a reasonable price, as are Vulcan.
Gets down to price and fitting.
Keep the tenant happy first...

 

Why is it too small? Is it set to off peak (electricity)?

How many bedrooms?

Are your taps water efficient? (can't charge water usage If they're not).

Are there any incentives to install a gas hws?

You may need to replumb the gas to the unit as well.

 

Also something to consider is who pays if the wrong type is ordered or delivered LPG v NG.
Hi flow V low flow , fittings on the wrong side and for apartments with a internal HWS.
If you order the wrong size and it will not fit.
The plumber/gasfitter is not responsible , neither would be the property manager if you order ,or they supply and deliver wrong model.

 

Check what not working well means. If it turns off maybe a sparky needs to check the element or thermostat. Or if it just runs out due to capacity then thats a different issue altogether.

If the tank is split and its leaking everywhere, then replacing is needed.

Its important for PMs to filter this info so that LL just gets what they need.

Quote looks pretty reasonable otherwise. Check if gas is avail - theres a rebate here for swapping to gas which helps with the cost a little bit.

 

Except that the cost of gas has gone up substantially.

 

Where's the property located?

$1055 supplied and installed in Sydney / Central Coast / NewCastle

Aquamax Hot Water Prices |Same Day Hot Water Service

 

Thanks @Westminster. It is a 3 bedder house and one person lived there when the contract signed however when I asked the PM why the system is not enough wasn't reported before until recently (the tenant has lived there over 1.5 years) and she advised that she may have others living with her.

What is the cost of purchasing and installing Rinnai through gas line? Can you please advise the model as well?

 

Thanks @robboat. I requested PM to get a plumber and check what the problem is but PM highly recommended replacement rather than repair.

Yes, the hours is more than 10 yo.

 

Use the sizing on the rinnai website & let the pm so their job. HWS If it has failed, is an essential service, If the pm doesn't act quickly, you may find that the tenant arranges an emergency plumber for Saturday night. $1650 will look cheap.

 

Thanks @marmot. That's a very good point.

 

Thanks @D.T.

Have realised the importance of having a responsible PM, not only forwarding the tenant's email or request to LL, but identifying issues and coming up with alternative solutions.

 

Thanks @mikey7. The property is located in QLD.

 

If there is more than one person being there then the HWS system might be fine, just inadequate.
You really need to know how many are there to work out:
a. is it just that the system can't generate enough hot water for the amount of people. If more people are living there and they want the system upgraded you might be able to increase the rent and agreed to supply them a better system
b. if the system is failing due to age then a replacement will be needed but you should probably get a bigger one for future proof with a 3 bedder
- internal or external system

Cost of installation for a instantaneous system will depend on distance to gas line, any govt rebates and what system.

 

Thanks @Westminster. Haven't had HWS replacement before but always good to learn more...

 

install a rheem. or one of its sister companies - aquamax, vulcan
good warranty on the outdoor rheem electric systems (12 years on the tank)

 

@Westminster, can I ask

Thanks @Matthew D for the info.

The plumber has advised Aquamax has warranty of 7 years on the tank and Vulcan 10 years.

 

I did it once through Origin energy. Cost was around $1800 incl. labour (Frankston, Vic) and I had the option to pay it over the 12months period ..

They did pretty decent job and no issues since..

It was 3 bed house with 1 bath..

Cheers,