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annac · Jan 26, 2007, 11:08 AM

I have a large hot water heater (approx 40 gallons) in my rented one bedroom apartment. The hot water runs out after a 7 minute shower. Once it does, it does not come back for some time. This happens even if no hot water has been used for the previous 20+ hours. After my complaint my landlord replaced the hot water heater - so it is now brand new. The problem still persists. My neighbor 2 doors down has the same problem (her hot water heater was also replaced in the last 5 months). Besides using a shower head with less water flow - what can be causing this? It baffles me!
Thank you.

cutter4735 · Jan 26, 2007, 11:14 AM

Your hot water heater has 2 heating elements inside, apparently one is burnt out, call your local hot water tank repair man

speedball1 · Jan 26, 2007, 11:32 AM

Two things would cause your problem. 1) the lower element's burned out **or** 2) the dip tube has disengaged from the cold water inlet allowing cold water to temper the hot water at the top of the tank. Regards, Tom

labman · Jan 26, 2007, 11:33 AM

I can't think heating elements would be burning out like that. The only logical explanation I would have is the nitwit installing them is removing the water inlet tube for some reason. Do you think the landlord is using a licensed plumber, or just some handyman or himself? Water heaters come with a plastic tube in the inlet that directs incoming cold water down to the bottom allowing it to heat while the hot water on top flows to your shower. They may go bad, but not for a long time. Was the heater like that form the beginning?

I would be a little reluctant to remove the cold water line in a rental to check. Maybe this question belongs in the rental law forum. Somebody there should know more about making landlords live up to their responsibilities than I do.

Oh, replacing heating elements is an easy DIY project.

annac · Jan 26, 2007, 11:59 AM

Thank you very much. The landlord uses a plumber to install the hot water heaters. Though they have used him for a long time, I wasn't very impressed. He first diagnosed the problem as a broken thermosat regulator or something to that effect and replaced the part which did no good. The problem has always existed but has gotten worse (maybe it has only gotten worse since the plumber removed the pink ring in the shower head that restricts water pressure).

Originally Posted by labman

I can't think heating elements would be burning out like that. The only logical explanation I would have is the the nitwit installing them is removing the water inlet tube for some reason. Do you think the landlord is using a licensed plumber, or just some handyman or himself? Water heaters come with a plastic tube in the inlet that directs incoming cold water down to the bottom allowing it to heat while the hot water on top flows to your shower. They may go bad, but not for a long time. Was the heater like that form the beginning?

I would be a little reluctant to remove the cold water line in a rental to check. Maybe this question belongs in the rental law forum. Somebody there should know more about making landlords live up to their responsibilities than I do.

Oh, replacing heating elements is an easy DIY project.