STR complaint water is not hot enough

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STR complaint water is not hot enough

John UnderwoodPro Member
Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes

My water heater has been on 110F for many years with no complaints.

Mabe there is some heat loss due to the cold?

I am an hour away from this house.

I haven't even had my coffee yet this morning.

Luckily I have a Rheem wifi water heater and I just raised the temp using my phone and now I will go back to my coffee!

P.S. There is no such thing as a hot water heater. They do not heat hot water, they heat cold water to make hot water. They are water heaters. 

A contractor corrected me one time. I still catch myself saying it wrong occasionally and now I notice when people say it wrong.

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Scott Mac
Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
3y

Hi John,

120 degrees Fahrenheit is the safety recommendation against scalding, but 140° is the common default setting. 

Most experts agree that anything below 120 degrees creates a risk for bacteria to develop inside your water heater from stagnant water, such as legionella that causes Legionnaire’s disease.

How to choose a temperature:  https://www.gopreferred.com/blog/what-temperature-should-my-water-heater-be-set-to/

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  • Wesley Myers
    Rental Property Investor · Inlet Beach, FL · Member since 2019 · 91 posts · 32 votes
    3y

    You can't please everyone...

    0Reply
  • Scott Mac
    Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
    3y

    Hi John,

    120 degrees Fahrenheit is the safety recommendation against scalding, but 140° is the common default setting. 

    Most experts agree that anything below 120 degrees creates a risk for bacteria to develop inside your water heater from stagnant water, such as legionella that causes Legionnaire’s disease.

    How to choose a temperature:  https://www.gopreferred.com/blog/what-temperature-should-my-water-heater-be-set-to/

    7Reply
  • Justin Fox
    Software Developer · Vidor, TX · Member since 2015 · 922 posts · 639 votes
    3y

    @John Underwood

    Technically they do heat hot water, a majority of the time in fact.  Hot water heater it is!

    0Reply
  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    3y

    My guess is the guests are either going through the water faster than it can be heated or they are used to exceptionally hot water.  Once they check out, turn it back down.

    0Reply
  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
    3y

    I leave all mine on one of the higher settings. (Not highest)

    0Reply
  • Tyler Solomon
    Lender · Austin, TX · Member since 2022 · 223 posts · 244 votes
    3y

    is it a tankless water heater? If not, ever any complaints with guests running out of hot water?

    0Reply
  • Matthew McKee
    Real Estate Coach · Boise, ID · Member since 2022 · 177 posts · 285 votes
    3y
    Quote from @Scott Mac:

    Hi John,

    120 degrees Fahrenheit is the safety recommendation against scalding, but 140° is the common default setting. 

    Most experts agree that anything below 120 degrees creates a risk for bacteria to develop inside your water heater from stagnant water, such as legionella that causes Legionnaire’s disease.

    How to choose a temperature:  https://www.gopreferred.com/blog/what-temperature-should-my-water-heater-be-set-to/


     This is interesting, makes sense. You could always  raise the temp once a week to cleanse the tank. I’d recommend when it’s vacant so you don’t scold a guest!

    2Reply
  • John UnderwoodPro Member
    OP
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    3y
    Quote from @Justin Fox:

    @John Underwood

    Technically they do heat hot water, a majority of the time in fact.  Hot water heater it is!

    Go to home depot and read what the box says.
    1Reply
  • Justin Fox
    Software Developer · Vidor, TX · Member since 2015 · 922 posts · 639 votes
    3y
    Quote from @John Underwood:
    Quote from @Justin Fox:

    @John Underwood

    Technically they do heat hot water, a majority of the time in fact.  Hot water heater it is!

    Go to home depot and read what the box says.

    Haha!

    0Reply
  • John UnderwoodPro Member
    OP
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    3y
    Quote from @Theresa Harris:

    My guess is the guests are either going through the water faster than it can be heated or they are used to exceptionally hot water.  Once they check out, turn it back down.

    I definitely will.
    0Reply
  • Michael BaumPro Member
    Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
    3y

    I have the tankless at our house set at 135 and the tanked one at the STR at 125.

    0Reply
  • Nancy Bachety
    Rental Property Investor · North Fork, NY · Member since 2016 · 1k+ posts · 631 votes
    3y

    If the faucet has the scald guard on it (new ones do) it will shut off if the water is above 120. Then they think you’re out of hot water. Raising the temperature makes it worse. Most installers remove this (or tell the homeowner how to for liability reasons) scald guard making it another ridiculous safety requirement. 

    2Reply
  • Tyler WenzelPro Member
    Investor · Milwaukee, WI · Member since 2022 · 9 posts · 3 votes
    3y

    @John Underwood as a licensed plumber in the state of wisconsin we get complaints starting at about 115. We set all residential and commercial multifamily heaters to 125.

    Any time a commercial water heater is set higher than 125 and feeds fixtures such as sinks and showers, we would install mixing valves at each fixture to mix hot and cold water together. These would then be checked with a thermometer to make sure theyre at or below 125.

    Wisconsin State Plumbing Code

    "SPS 382.40(5) - 5/10/07

    Manufacturers are required, by statute, to be

    set water heaters at 125 degrees Fahrenheit when they are sold for individual use in a dwelling unit in

    Wisconsin. See 134.81, Stats. Landlords who rent for residential tenancy must set the thermostat of the

    water heater that serves that individual tenancy at 125 degrees or at the minimum setting of the water

    heater. See 704.06, Stats. A landlord of premises which are subject to residential tenancy and served by

    a water heater serving only that premises shall set the thermostat of that water heater at no higher than

    125 degrees Fahrenheit before any new tenant occupies that premises or at the minimum setting of that

    water heater if the minimum setting is higher than 125 degrees Fahrenheit. There are no requirements

    for residential water heater temperatures in the plumbing code."

    State code minimum is 110. That being said, the energy required to keep water temp at 125 vs 110 is minimal and you wont have to deal with complaints.

    1Reply
  • John UnderwoodPro Member
    OP
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    3y
    Quote from @Tyler Wenzel:

    @John Underwood as a licensed plumber in the state of wisconsin we get complaints starting at about 115. We set all residential and commercial multifamily heaters to 125.

    Any time a commercial water heater is set higher than 125 and feeds fixtures such as sinks and showers, we would install mixing valves at each fixture to mix hot and cold water together. These would then be checked with a thermometer to make sure theyre at or below 125.

    Wisconsin State Plumbing Code

    "SPS 382.40(5) - 5/10/07

    Manufacturers are required, by statute, to be

    set water heaters at 125 degrees Fahrenheit when they are sold for individual use in a dwelling unit in

    Wisconsin. See 134.81, Stats. Landlords who rent for residential tenancy must set the thermostat of the

    water heater that serves that individual tenancy at 125 degrees or at the minimum setting of the water

    heater. See 704.06, Stats. A landlord of premises which are subject to residential tenancy and served by

    a water heater serving only that premises shall set the thermostat of that water heater at no higher than

    125 degrees Fahrenheit before any new tenant occupies that premises or at the minimum setting of that

    water heater if the minimum setting is higher than 125 degrees Fahrenheit. There are no requirements

    for residential water heater temperatures in the plumbing code."

    State code minimum is 110. That being said, the energy required to keep water temp at 125 vs 110 is minimal and you wont have to deal with complaints.


     Good information, thanks!

    0Reply
  • Michael BaumPro Member
    Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
    3y

    Hey @Tyler Wenzel, quick question. I have my primary home tankless set to 135. Mainly due to the long runs from the tank location to the outlets. The unit I have is not recommend to use a recirc pump.

    Does the code in Wisconsin take into account actual outlet temp? For example, at the hottest, the outlet temp for the closest faucet is 122 degrees. Farthest away is about 120.

    0Reply
  • Tyler WenzelPro Member
    Investor · Milwaukee, WI · Member since 2022 · 9 posts · 3 votes
    3y

    @Michael Baum it does mention setting the water heater to 125 degress maximum. That said, if youre confident in those fixture temps then personally Id say youre ok.

    0Reply
  • Marcus Auerbach
    Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes
    3y

    That's like horseback riding. I am sure the horses appreciate we don't ride on their belly and it's also bike riding and not bike saddle riding. So why not hot water heating?

    0Reply
  • David Dachtera
    Rental Property Investor · Rockford, IL · Member since 2014 · 4k+ posts · 2k+ votes
    3y
    Quote from @Justin Fox:
    Quote from @John Underwood:
    Quote from @Justin Fox:

    @John Underwood

    Technically they do heat hot water, a majority of the time in fact.  Hot water heater it is!

    Go to home depot and read what the box says.

    Haha!


    "Hot water heater? Whaddaya need that for? Hot water doesn't need heating!"
    - George Carlin 

    3Reply
  • Michael BaumPro Member
    Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
    3y

    Thanks @Tyler Wenzel. I installed the Takagi tankless about 5 years ago along with replacing all the galvanized steel with PEX (Wirsbo). It has been fantastic. Really worth the upgrade.

    1Reply
  • John UnderwoodPro Member
    OP
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    3y
    Quote from @David Dachtera:
    Quote from @Justin Fox:
    Quote from @John Underwood:
    Quote from @Justin Fox:

    @John Underwood

    Technically they do heat hot water, a majority of the time in fact.  Hot water heater it is!

    Go to home depot and read what the box says.

    Haha!


    "Hot water heater? Whaddaya need that for? Hot water doesn't need heating!"
    - George Carlin 


     Got that right!

    0Reply
  • Account Closed
    Real Estate Agent · Saint Joseph, MO · Member since 2015 · 2 posts · 1 vote
    3y

    @John Underwood 110⁰ is not hot enough. 120⁰ minimum/max 125⁰.

    1Reply
  • John UnderwoodPro Member
    OP
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    3y
    Quote from @Account Closed:

    @John Underwood 110⁰ is not hot enough. 120⁰ minimum/max 125⁰.


     I'm seeing that.

    I has been hot enought for last 3 years with no complaints, but I will definitely keep it hotter after all the feedback on here.

    0Reply
  • Zach KiddPro Member
    Real Estate Agent · Clearwater, FL · Member since 2015 · 176 posts · 148 votes
    3y

    @Theresa Harris yeah, I would think 120 is too cold. When I bought my personal house, I put it up to 160.

    My inspector warned that the cold side of the faucets could fail, so wouldn't 160 be a risk?

    I said, "Don't threaten me with a good time!"

    And yes, I routinely turn the cold water off while showering. It's what I like, and am used to.

    To each there own, but 130-140 seems reasonable for most people.

    0Reply
  • Zach KiddPro Member
    Real Estate Agent · Clearwater, FL · Member since 2015 · 176 posts · 148 votes
    3y

    @Nancy Bachety sure, something else to put on my checklist.

    I have never heard of a scald guard.

    Thanks for the heads up!

    0Reply
  • JD MartinBusiness Member
    Moderator
    Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
    3y
    Quote from @John Underwood:
    Quote from @Account Closed:

    @John Underwood 110⁰ is not hot enough. 120⁰ minimum/max 125⁰.


     I'm seeing that.

    I has been hot enought for last 3 years with no complaints, but I will definitely keep it hotter after all the feedback on here.


     Yes, it's not the use temperature, it's the very real risk of bacteriological contamination that can make someone very sick, especially if you have decent sized gaps between guests. Chlorine dissipates faster in hot water than cold water, and if you lose residual you've got the temperature set to a point where bacteria can still reproduce. Ideally no one is drinking hot water, but all you need is to get some in your mouth during a shower. Even 120 is really too low (I keep my heater at home at 120 but I spent years involved with water treatment and know how to keep my tank turned); a better temperature is 130-140 with scald-guard technology in your shower and dual-handle labeled bathroom sink faucet handles. But 120 is definitely better than 110 and high enough to keep you out of any kind of liability issue. 

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