I read that you should lower the water temp to 120 degrees on rentals to prevent scalding. I did this on the new water heater, and 2 days after the new tenants moved in they complained that the water wasn’t hot enough. Since they have no kids, I raised it back to 135 degrees.
Is it better to just buy the anti-scald valves for the faucets? Do other people have luck lowering the water temp?
Adjust the water heater to meet your local housing code by measuring your water temperature at the faucet and then adjust the water heater. If it meets code and the tenant wants it hotter, I would have the tenant sign a release.
JP
thanks JPen–good idea
Typically when I have my maintenance guy install water heaters, we put them on 120 degrees and only turn them up if the tenant asks - usually most people seem to like them at 130. I never go above that.
Thanks. That is what I’m going to do from now on, and have them sign some kind of release if I turn it up to 130.
I think you need to actually measure the water and see what the temp is. I’ve never been able to stand in 120 degree water myself and I like a hot shower.
You are still opening up to the liability of having it too hot. What about visiting kids, etc.? I still think though that it’s not really at 120 degrees or that the hot water heater may be bad. Does it start out hot and get cool fast? It may be the dip tube that is broken.
I have water heater setup at 110 in my own house. frrankly, I do not understand WHY you need the water on the heater exit be extremely hot? You’re mixing it with cold water in the faucet exit anyway!!
Check the anti-scald limiter in the shower.
I bought a house with steaming hot water(sorry can’t quantify).
When I adjusted the water to an acceptable level, tennant complained:
Justifiably: the shower was lukewarm at best.
The anti-scald feature was set uber-conservativeley, adjusted it now all is well.
I’ve seen the above scenario twice now.
Mike
I guess it depends on how many people use the shower/hot water over a short period of time. I’ve had it at 110 and have had some tenants complain that their shower would turn cold after a few minutes. I suspect they’re taking really long showers. Anyway, my commercial tanks are rented and I told the rental company to take a look at it. They said there was nothing wrong with the tank and I’d have to have it on max. or it’ll turn cold halfway through the shower for some of the tenants. I followed their advice and never had a complaint again. I guess that’s why the tanks allow for a scalding temperature.
Water turning cold after a few minutes is usually a broken dip tube in the hot water heater. The dip tube is in the inlet line and directs cold water to the bottom of the tank near the burner. The hot water is near the top and is what is pulled off for the shower.
The part is probably ten bucks and takes twenty minutes to put on.