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rentmyhouse · Jan 16, 2009, 02:04 PM

Hi,
I have a rental property with the above described hot water heater and have had some trouble determining exactly what my problem is. Here is a breakdown of what I've experienced.

Hot water line burst just above the top of the tank and ran for a period of days spewing hot and eventually cold water under the house and all on top of and probably even inside the water heater.

I successfully repaired the water lines going from the tank (that's a story for another day) and checked the upper thermostat to find the reset button tripped, and reset it. After a little while the water began to heat up and the water lines held just fine with no leaks. I patted myself on the back (heartily) for saving the expense of the plumber and assured the tenant the problem was solved.

The next day, the tenant called and said the water was again cold. Fearing the worst I rushed back over expecting to find my plumbing handy work to be the culprit but I was wrong. The reset button had popped again. I reset it and soon hot water was flowing.

Feeling a little less confident, I assumed maybe there was still some water inside the covers where it had been leaking and that's what caused the reset button to pop. I said I would check back again this morning for hot water and guess what? No hot water but also no water leaks, which is good. I reset it again and water started heating up. I couldn't stay too long so I called the tenant back after a few hours and she reported scaldng water coming from the tap. I gave this some thought and soon came to realize that wasn't a good thing and that the reason the reset button was kicking was due to the tank overheating.

Ok, I've done some research and know it's probably my thermostat, either upper or lower and should replace them both while I'm at it. Or possibly an element but less sure of that.

My real question, besides any obvious advice that can be offered is, does the fact that water got down inside and around the tank (causing some streaky rust marks) make this heater not worth repairing or should I just wipe it down good when I have the thermostats and or the elements out before reinstalling the new parts.

Any advice appreciated. Learning as I go. John

P.S. The tag says 3800 watts for the elements ( which replacement wattage should I choose) and I'm thinking I have a double pole upper thermostat with reset (no adjustment on the upper thermostat, only lower) and whatever lower thermostat goes with the double pole upper. Should I be able to get exact replacement parts at Home Depot or Lowe's?

massplumber2008 · Jan 16, 2009, 02:48 PM

Hi rentmyhouse:

Start by replacing the thermostat... upper and lower just like you said. This is a particularly cheap fix and should only take about 2 minutes to change each one.

Purchase a universal upper and lower themostat at home depot, Lowe's or menards and bring it back to the water heater to be sure that each wire that gets removed gets put back correctly.

Check out the picture below. Yours should be exactly like the picture on the left... just in case you have any questions as to where wires go... ok? ;)

Let me know if need more here...

MARK

rentmyhouse · Jan 16, 2009, 02:59 PM

Thanks a lot Mark, will do.

The streaky rust marks won't impede the peformance of the stats will it?

massplumber2008 · Jan 16, 2009, 03:03 PM

As long as the heater is not too old... don't worry about the streak marks. Just be sure that the thermostat wires and the wires going to the element are dry before you fire up the heater.

Also, quickly check the junction box at the top of the heater to be sure wires are dry there as well... :)

Let me know how you make out!

mygirlsdad77 · Jan 16, 2009, 04:24 PM

Marks advice is dead on, as was your original thought of replacing both thermostats. Lets us know if success is achieved. If you do ever replace elements, make sure to replace them with the same wattage(3800).

rocker563 · Oct 12, 2010, 08:51 AM

Miser 6 40 gal , what should I replace first, thermostats or elements. No hot water and It smells like something has burned.

rocker563 · Oct 12, 2010, 08:54 AM

I have kenmore miser 6 40 gal hot water heater. Yesterday I kept something burning but could not find it. It was near hot water heater. Today I have hardly any hot water. Do I replace both thermostats first or the elements?

massplumber2008 · Oct 12, 2010, 12:11 PM

Rocker...

If no one else pops in I'll answer the question when I get back in from work (around 6:00 PM EST)... OK?

Mark