Tenant unhappy w/ hot water

[Emily B.]

I have an over/under quad circa 1920 with two water heaters that serve two units (above and below), each located on the ground floor. One was on its last legs and the above tenant was complaining about not having hot water, so I replaced it with a Reem with the same size tank (29 gallon). I choose to replace it with the same gallon capacity because where it is installed is crammed against a bunch of other things and it was a tight fit. Plus I assumed the hot water the original heater provided was, until recently, adequate (although I am not entirely certain because the upstairs tenant left shortly after I acquired the place for reasons not related to the water). 

The upstairs tenant continues to complain about there not being enough hot water-- only 10 minutes and only when the downstairs tenant is not using it. I had the guy who installed it tweak the sensors, up the heat level, and put in more efficient showerheads. She continues to complain. This situation has gone on for months and I am afraid she will move out and I will be in the same situation with the next tenant. It cost about $2500 to replace the water heater. To put in a new one with a larger tank will be about $3000 and the size would add an extra inch or so to an already tight fit. What should I do? 

[Kevin Sobilo]

@Emily B., a few thoughts:

1. A 29 gallon water heater is SMALL. It would be barely sufficient for 1 person and even for 1 person less than idea. Probably better off for something like rustic cabin or something. 

2. A 29 gallon tank is not all there is. I'm assuming this is an electric water heater. The tank size is one factor, but also the wattage will tell you how fast water will heat up. So, you may have replaced with a 29 gallon tank with lower wattage and therefore slower to heat. 

3. A 10 minute shower sounds about right, especially if they like the water HOT. The temp they like the water will also affect the run time. So, if they like it hotter it won't last as long. 

4. Why did it cost you $2500 to replace a water heater? I think someone took advantage of you there. A basic hot water heater replacement in my area would be $1000-1500 depending on a few things. For example, if you buy a water heater with a longer warranty they are more expensive or if you need to replace the expansion tank etc along with it. $2500 is OUTRAGEOUS, in my opinion. 

The cheapest 40 gallon water heaters from Home Depot are about $400. So, when you factor in the few other parts and labor. A cheap water heater should around that $1000 range maybe even slightly less if you use a handyman instead of a plumber. 

5. If natural gas is available, a better solution would be an on demand hot water heater. Electric ones don't work as well from what I have heard. 

However, be prepared for more water usage. I'm assuming water is included in the rent. 

6. If I was using a tank water heater for 2 units, I would use a 50 gallon to serve up to 4 total bedrooms or better yet I would have two 40 gallon units, one for each unit. That could be a prelude to separating utilities as well so that the tenant could pay for their own. 

7. Space is space. If there isn't space where it is, make space somewhere else. If its a utility closet, expand the closet or make a 2nd closet nearby. Some very basic apartments have the water heater right in the kitchen, although I think that is not at all what people want to see. 

8. In case I wasn't clear. I would NEVER hire that plumber again! Shop around and find a better provider.