Not really a horror story about a tenant or a scam, just a slow motion one about a water heater.
Bought a duplex a few years back, inspection said everything was "functional," which technically it was. What it didn't say was the water heater was already 11 years old. I filed that away and forgot about it, no percentage-based budget I was using flagged it as urgent since nothing was broken.
Three years later it failed on a Friday night, took out part of the flooring underneath it, and the total bill between replacement and water damage came to just over $9,000. In hindsight the system was never a mystery, it was 14 years old the day it finally gave out, right in line with what water heaters typically last.
The part that still bugs me isn't the cost, it's that the information to see it coming was sitting right there the whole time. I just wasn't tracking it against anything.
Anyone else have a "failure" that, looking back, was completely predictable once you knew the age of the thing?
Real Estate Broker · Northeast PA · Member since 2017 · 2k+ posts · 2k+ votes
1mo
Enquiring minds want to know about water heaters--
Don't know how the manufacturer can warrantee the unit for 'x' years?
There is a sacrificial rod placed inside the tank by the manufacturer. It's there to oxidize itself, instead of letting the water corroding the actual tank.
Those rods are tested so the company knows they will last say 5 years, 7 years or whatever the guarantee on the heater.
Once they are corroded out, the tank itself will start to corrode. Then, splash, the tanks leak or plain 'blows out'.
BTW, those rods are actually replaceable on many units if you have the skills, or a skilled plumber.
Side note: during the last 20+ years, I've never replaced an 'on demand/instant' water heater. Just FYI.
Real Estate Broker · Cincinnati, OH · Member since 2022 · 133 posts · 89 votes
1mo
That’s a great example of why tracking the age of the major systems can be just as important as having a repair reserve.
I’ve had similar situations where something was technically “working,” so it didn’t get much attention. But once you look at the age of the roof, HVAC, water heater, etc., you realize some of those expenses aren’t really surprises—they’re deferred, predictable capital expenses.
A $1,500–$2,000 proactive replacement is a lot easier to swallow than a $9,000 emergency on a Friday night. Definitely a good reminder to keep a simple replacement schedule for every property.
Not really a horror story about a tenant or a scam, just a slow motion one about a water heater.
Bought a duplex a few years back, inspection said everything was "functional," which technically it was. What it didn't say was the water heater was already 11 years old. I filed that away and forgot about it, no percentage-based budget I was using flagged it as urgent since nothing was broken.
Three years later it failed on a Friday night, took out part of the flooring underneath it, and the total bill between replacement and water damage came to just over $9,000. In hindsight the system was never a mystery, it was 14 years old the day it finally gave out, right in line with what water heaters typically last.
The part that still bugs me isn't the cost, it's that the information to see it coming was sitting right there the whole time. I just wasn't tracking it against anything.
Anyone else have a "failure" that, looking back, was completely predictable once you knew the age of the thing?
How often was the water heater actually inspected, visually; and/or flushed, during your ownership? Where was it located? Utility closet, under counter installation, free standing in attic, basement, or main level?
Not really a horror story about a tenant or a scam, just a slow motion one about a water heater.
Bought a duplex a few years back, inspection said everything was "functional," which technically it was. What it didn't say was the water heater was already 11 years old. I filed that away and forgot about it, no percentage-based budget I was using flagged it as urgent since nothing was broken.
Three years later it failed on a Friday night, took out part of the flooring underneath it, and the total bill between replacement and water damage came to just over $9,000. In hindsight the system was never a mystery, it was 14 years old the day it finally gave out, right in line with what water heaters typically last.
The part that still bugs me isn't the cost, it's that the information to see it coming was sitting right there the whole time. I just wasn't tracking it against anything.
Anyone else have a "failure" that, looking back, was completely predictable once you knew the age of the thing?
Sorry to hear that. One of the most common insurance claims is water damage from things like that. We go so far as to switch out the hoses to all sinks and toilets when were buy a house. It's just one of those things that cost so little and provide great protection. Water heaters, they can be a pain.
Real Estate Broker · Northeast PA · Member since 2017 · 2k+ posts · 2k+ votes
1mo
Enquiring minds want to know about water heaters--
Don't know how the manufacturer can warrantee the unit for 'x' years?
There is a sacrificial rod placed inside the tank by the manufacturer. It's there to oxidize itself, instead of letting the water corroding the actual tank.
Those rods are tested so the company knows they will last say 5 years, 7 years or whatever the guarantee on the heater.
Once they are corroded out, the tank itself will start to corrode. Then, splash, the tanks leak or plain 'blows out'.
BTW, those rods are actually replaceable on many units if you have the skills, or a skilled plumber.
Side note: during the last 20+ years, I've never replaced an 'on demand/instant' water heater. Just FYI.
Lender · Colorado / New Mexico · Member since 2024 · 30 posts · 9 votes
1mo
Thanks for sharing your experience—this is a great reminder that “functional” doesn’t always mean there isn’t a major expense coming. Tracking the age and expected lifespan of the major systems is definitely something I’ll be more intentional about.