Replacing hot water system should I bother?

Discussion in 'Property Management' started by Liarliar, 17th Apr, 2017.

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  1. Liarliar

    Liarliar Well-Known Member

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    I have a small Apartment IP which I am renting at relatively lower price than others in the building ,about $10 a week less .

    The tenants are foreign students.
    The Lease is 6 mnths
    They have been tenants now for around 8 weeks.

    Before renting out my IP I lived in it for a few years before buying in another area and using it as a rental income.
    The Tenants have complained there is no hot water in the kitchen sink to wash their dishes.

    I already knew this as when I lived there I use to boil the water to wash the dishes.
    I told the Managing Agent that I dont believe this is a serious problem as its only hot water for the dishes eg kitchen sink .

    Secondly they get cheap Rent , approx $10-15 less a week to their neighbours.

    I dont want to sound like the scrooge Landlord but I guess I am,just I am paying it off and dont have a lot of money.

    Would anyone know the rough cost of replacing the hotwater under the kitchen sink ?
    Would it be over say $1000?
    Is it essential? Should I bother ?
     
  2. Simon Hampel

    Simon Hampel Founder Staff Member

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    Seriously?

    Fix the HWS. The tribunal would eat you for breakfast if the tenants complained.

    HWS is an essential service and any reasonable person would have an expectation that there is hot running water at the sink.
     
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  3. D.T.

    D.T. Specialist Property Manager Business Member

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    Replace immediately!
     
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  4. Elives

    Elives Well-Known Member

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    so there is hot water for the shower but not for the kitchen sink? something doesn't sound right. :s
     
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  5. Liarliar

    Liarliar Well-Known Member

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    There is a small hotwater system under the sink I guess for the kitchen tap and another bigger Rheem type in the bathroom for the shower.
    The shower one is ok.

    Maybe and hopefully your right and its not the hotwater system but the agent reckons in her opinion it is.
    Could it be something else?

    She wanted to get qoutes but at this stage being Easter she is waiting.

    It didnt bother me personally when I was living in my IP, I use to just put the jug on and boil the water and pour it into the sink where the dirty dishes are, i cant see why they cant do that ?
     
  6. Scott No Mates

    Scott No Mates Well-Known Member

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    Has the fuse blown on the hws? (or is it turned off)
     
  7. Joynz

    Joynz Well-Known Member

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    How long did you live there with no hot water in the kitchen?
     
  8. Liarliar

    Liarliar Well-Known Member

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    IMG_0041.PNG
    Thanks Scott
    If it is the fuse does that mean only replacing the fuse and how would I know its only the fuse?
    The tenant sent this video but I can't upload it
     
  9. Elives

    Elives Well-Known Member

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    ah it's turned off? :s
     
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  10. Liarliar

    Liarliar Well-Known Member

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    No they turn it on but it turns itself off .
    They put the switch up but it turns back off , does that mean it could be just a fuse ??:)
     
  11. Scott No Mates

    Scott No Mates Well-Known Member

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    It means that there is an electrical fault with the unit - may be the control panel, bad earthing (dangerous), slow leak causing earth leakage or numerous other issues. Time for an electrician to check the unit, it is repairable great, if not get a new one (electricians are able to replace hws).

    How old is the hws?
     
  12. Liarliar

    Liarliar Well-Known Member

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    Thanks Scott
    I thought it would be a Plumber ?

    I maybe be able to get someone from Airtasker myself rather than go through the Agent.

    I really dont want to get someone out who will replace the kitchen HWS when its only a fuse or something minor .
    I guess its about 12 years plus old .

    And Joynz I had no water in the kitchen sink for about 2 years whilst living there .
    Never had many dishes to wash anyway as I mostly ate out or if something was oily I just boiled the water and poured it into the sink to wash the dishes,it was far more effective I think than just normal hot water from the tap.

    Im sure a lot of people dont have hotwater in their kitchen taps.
     
  13. Scott No Mates

    Scott No Mates Well-Known Member

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    Anything more than 10 years out of a hws is a bonus.

    Both plumbers and electricians hold a restricted licence (in NSW) to replace HWS as it involves both trades - if it is an electrical fault, the plumber will recommend replacement as they generally won't know how to fix only replace. Whereas the electrician may recommend replacement of the thermostat or control panel.
     
  14. Elives

    Elives Well-Known Member

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    a electrician is aloud to replace a hws? haha never heard that one before
     
  15. Gockie

    Gockie Unicycle - get exhausted but never two tired Premium Member

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    @Liarliar, i'd call an electrician. Honestly it sounds like it could be an electrical hazard, there is something causing an electrical fault.

    Secondly, it's really not acceptable to expect tenants to not have running hot water in the kitchen. Do it now and the problem will be fixed. Btw, a 12 year old hot water system is due for replacement anyway. And you can claim deductions (depreciation) on your tax.
     
    Last edited: 17th Apr, 2017
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  16. Joynz

    Joynz Well-Known Member

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    Hot water systems can last a lot longer if maintained properly.
     
  17. Joynz

    Joynz Well-Known Member

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    Definitely get an electrician.
     
  18. Gockie

    Gockie Unicycle - get exhausted but never two tired Premium Member

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    If you maintain/replace the sacrificial anode?
     
  19. Elives

    Elives Well-Known Member

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    :eek:
     
  20. Joynz

    Joynz Well-Known Member

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    Yes. But needs to be done strictly within the correct time frames.

    Can also get stainless tanks (though I haven’t used these).