Tenants broke water heater, do I have to pay to replace it

Member since 2024 · 3 posts · 0 votes

we own a home in a rural community and the home runs on propane, all utilities including propane are to be covered by the tenants. In November 2023 they ran out of it completely until late Jan 2024-early Feb 2024. In that time the water heater (brand new and installed 2022) built up soot on the ignition area, at one point the tenant repaired themselves and it worked but went out again. I had a plumber out today that said the amount of soot build up on the ignition makes it unusable and basically the whole unit needs replacement. What is my right as that was brand new and completely ruined due to tenants negligence?

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Bob H.

Rental Property Investor · Cedar Park, TX · Member since 2014 · 415 posts · 272 votes

I have never dealt with a propane-fueled water heater, but I find the explanation by the plumber questionable. I have personally replaced the pilot assembly in a gas-fired water heater. I don't see why a problem with soot on one part would require replacing a 2-year-old unit. I think you want to know what caused the soot to build up. I also don't understand why running out of propane would ruin the water heater. Wouldn't it just turn off?

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Theresa HarrisPro Member
Member since 2019 · 15k+ posts · 11k+ votes
2y
Find out the life expectancy of a hot water tank, then bill the tenant the difference. So if it is 10 years (making up a number) and the unit was 2 years old and a new unit costs $5000, you bill them for 80% of the cost-$4000. If you can, I would also not renew that tenant's lease and get rid of them.
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Zenna Weis
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Member since 2024 · 3 posts · 0 votes
2y
Oh I am definitely getting rid of them, they actually got their 60 day notice already. I just am pissed that they now broke a pretty new water heater and most likely want me to cover that.
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Theresa HarrisPro Member
Member since 2019 · 15k+ posts · 11k+ votes
2y
Quote from @Zenna Weis:

Oh I am definitely getting rid of them, they actually got their 60 day notice already. I just am pissed that they now broke a pretty new water heater and most likely want me to cover that.

Give them the bill for the repairs BEFORE it is repaired and see if they pay it. If they did without propane for several months, not sure they'd notice the lack of hot water.
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Quinton Thomas
Member since 2023 · 32 posts · 16 votes
2y
Sorry to hear about your situation, depending on the lease if you have in there where they cover expenses caused by negligence. defiantly bill them. also curious, is the water heater tankless? never heard of one running off propane, unlike natural gas or electric.
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Chris SeveneyBusiness Member
Moderator
Investor · VA · Member since 2015 · 21k+ posts · 19k+ votes
2y
@Zenna Weis
They may contest and fight it, I would get a report from the plumber on the cause of the buildup so you have something and not a proverbial he said she said.
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Mike Dymski
Investor · Greenville, SC · Member since 2016 · 5k+ posts · 13k+ votes
2y
Maybe the contractors on the forums can reply if that can be fixed versus replaced. Or, get a second quote.
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Bob H.
Rental Property Investor · Cedar Park, TX · Member since 2014 · 415 posts · 272 votes
2y
I have never dealt with a propane-fueled water heater, but I find the explanation by the plumber questionable. I have personally replaced the pilot assembly in a gas-fired water heater. I don't see why a problem with soot on one part would require replacing a 2-year-old unit. I think you want to know what caused the soot to build up. I also don't understand why running out of propane would ruin the water heater. Wouldn't it just turn off?
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Zenna Weis
OP
Member since 2024 · 3 posts · 0 votes
2y
It did go out however with the propane out for over 2 months the soot build up due to an open air chamber or something similar. The manufacturer of the water heater and two different plumbers confirmed this
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Colleen F.Pro Member
Investor · Narragansett, RI · Member since 2013 · 8k+ posts · 4k+ votes
2y
@Zenna Weis another issue you can run into with propane is if someone who installed the unit did not put the correct orifice for propane. We had this happen with a generator 3k in repairs. Gas appliances can use either natural gas or propane by putting in a different orifice in the appliance. I believe excessive soot can be caused by using the wrong orifice. It would seem that regardless of the cause you should be able to do a repair. I would get another opinion. If the tenant is the cause it is on them but I would check that it was adjusted for propane.
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Nathan GesnerBusiness Member
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Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
2y
Quote from @Zenna Weis:

Yes, you can charge the tenant for the repair or replacement if they were the cause.
I'm not a licensed plumber, but I have enough experience to believe this is an exaggerated case. First off, soot wouldn't build up due to lack of use. Soot builds up by burning fuel, not by shutting off the fuel. Second, the entire pilot assembly can be replaced and that would fix the soot problem. I have managed hundreds of homes and replaced hundreds of water heaters. I have never heard of a soot build-up on a new tank that justified the replacement of a like-new tank.
I would notify the tenants that they are responsible for the cost. If they refuse to pay, they will go without hot water, and maybe they'll choose to move out early.

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