Reuben's Home Inspection Blog

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Getting more hot water out of a small water heater

You're all set to try out your new whirlpool.  You've lit your candles, you're turned on some Enya, you've poured yourself a glass of wine, you cleaned the gunk out of the jets last week, and you've filled your tub with hot water... oh wait.  Your tub is only halfway full, and you're out of hot water.  Bad times.  This will happen if the water heater isn't large enough for the bathtub.

Determining if a water heater is large enough for a bathtub is actually pretty simple; the water heater tank should be about 2/3 the size of the bathtub.  For example, if you have a 40 gallon water heater, it would be just large enough for a 60 gallon bathtub.   A very small bathtub might hold 40 gallons, while a larger single person bathtub could easily hold 100 gallons or more.

Reuben getting his soak on

My bath tub holds 110 gallons (pictured above), and my 50 gallon water heater couldn't even fill it with enough hot water to use the whirlpool jets.  That's how my house was built, back in 1998.  Can you believe it?  For a bathtub this size, a 75 gallon water heater would have been about right.

In order to use the whirlpool at my bathtub, I cranked up the temperature on my water heater from a safe 120 degrees to a dangerous 140 degrees (or so).  With 140 degree water coming out of the hot water spout at my bathtub, I could mix in a lot of cold water to get the water to a comfortable temperature, and I was able to fill up my bathtub.

That's nice for me, but what about my three-year-old son?  This wasn't safe at all - at 140 degrees, it only takes a few seconds to get 2nd or 3rd degree burns.

To make up for this, I installed a tempering valve at the hot and cold water pipes right above my water heater.  Now, cold water gets mixed in with all of the hot water coming out of the water heater, making it seem as though my water heater is much larger than it is.  The water that comes out of the faucets can be adjusted at the tempering valve, and I have it set at 120 degrees.  This was a much cheaper alternative to replacing my water heater or buying a second water heater, and it was fairly easy to install.

Done and done.

Reuben Saltzman, Structure Tech Home Inspections

        

Comment balloon 71 commentsReuben Saltzman • October 04 2011 05:57AM

Comments

Hi Reuben, Well I had no idea how many gallons a bath tub holds...and the 2/3 size of the water heater is interesting info too.

The water heater adjustment scares me, especially when I read your comment about 2nd or 3rd degree burns, yikes.

 

Posted by Brin Realty Associates Team At Bean Group, Amherst NH homes and Southern NH real estate (Bean Group | Brin Realty Associates) almost 7 years ago

Hi Reuben,

Nice post. I have never seen a "temering valve", If installed correctly. This will prevent any ways of getting accidently burned from water that's too hot?

If so what a great idea for the family with children.

Have a greta day in MN.

Good post, Clint McKie

Posted by Clint Mckie, Desert Sun Home, Comm. Inspection 1-575-706-5586 (Desert Sun Home, commercial Inspections) almost 7 years ago

Nothing worse than wanting to dive into a relaxing soak to find it luke warm....

Posted by Sally K. & David L. Hanson, WI Realtors - Luxury - Divorce (EXP Realty 414-525-0563) almost 7 years ago

Thank you for the advice. I did not think about it. dont't you think builders should think about it when they build the house.?

Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) almost 7 years ago

Reuben, awesome points, these are things people don't really think about, thank you for sharing and have a great day!

Posted by Michael L. Brownstead, ABR, GRI, MRP, SRS, 1SG US Army (Ret.) (Keller Williams Realty) almost 7 years ago

Reuben! This is a solution I have been looking for at my house! Thank you!!! I wonder, will it reduce the life of the hot water heater in anyway?

Posted by Dawn Maloney, 330-990-4236 Hudson & Northeastern Ohio (RE/MAX Haven - Northeast Ohio Real Estate Specialist) almost 7 years ago
You say the valve was easy to install. Would it be easy for the average homeowner?
Posted by Christine Smith, Exclusive Buyer Agent & Attorney, Canton, MA (Buyers Brokers Only LLC - www.BuyersBrokersOnly.com) almost 7 years ago

Great points Reubs!  Our house came with the advertised "oversized" bath tub in the master.  As such the builder also advertised a 75 gallon gas water heater.  I noticed they put a 50 in our house as it was being built, and, since they got caught, they changed it.  But every other house in the neighborhood with a big tub received a 50 gallon tank!  Pretty chintzy.  They should have had a home inspection...

That guy in the tub looks to have a lot to scrub off.  Hope his mommy is around.

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) almost 7 years ago

Good stuff, Reuben.  Thanks for the idea.  We're just getting ready to replace the old WH and this would be  a good time to follow your advice.  Excellent!

Posted by Mike Cooper, Your Winchester, VA Real Estate Sales Pro (Cornerstone Business Group Inc) almost 7 years ago

I wonder how many others have made a similiar mistake.

Posted by Kathy Sheehan, Senior Loan Officer (Bay Equity, LLC 770-634-4021) almost 7 years ago

Good Morning Reuben, this is an excellent idea for home owners and much more cost effective than adding a larger or an additional hot water heater.

Posted by Dan Edward Phillips, Realtor and Broker/Owner (Dan Edward Phillips) almost 7 years ago

This is very useful information and I am so glad that I saw your post.

Posted by Blatt + Cutino, Broker-Associate 831/206-8070*Call today* (Keller Williams Coastal Estates) almost 7 years ago

Reuben...

A very practical alternative. I wonder if a tankless water heater can get the water hot enough in winter to fill a large whirlpool tub?

Posted by Richard Weisser, Richard Weisser Retired Real Estate Professional (Richard Weisser Realty) almost 7 years ago

Reuben, great advice, I will pass it on to my customers. There is nothing worse than being the last one to use the bathroom in the morning. It is an incentive to be first up though...lol

Posted by Stuart Simm, The Home Inspector (MAX Home Inspections) almost 7 years ago

Reuben, we learned this the hard way when we first installed our whirlpool bath. Thanks for the tip.

Posted by Michael Setunsky, Your Commercial Real Estate Link to Northern VA almost 7 years ago

Hi, Reuben - Thank you for the interesting post and the great information, I am going to pass it on to a friend later today. We had a similar conversation about running out of hot water last Saturday; I hope this possible fix helps him! Take care and best wishes, John

 

 

 

Posted by John M. Caputo - Broker/Owner, ABR, SRES (Housescapes Prime Properties, Inc.) almost 7 years ago

To play devils adovacte, Wouldn't keeping the tank 20 degrees hotter eventually cost you more than it would to replace it with a bigger water heater?

Posted by James Quarello, Connecticut Home Inspector (JRV Home Inspection Services, LLC) almost 7 years ago

We keep our water heater at 115F, for safety and for the very reason as mentioned by Jim above.

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) almost 7 years ago

Thanks Reuben.  We went to your link for "cleaning the gunk out of your whirlpool bath".  Very helpful.  That black gunk is disgusting.  What is that stuff?  Some form of mold?

Posted by Howard and Susan Meyers (The Hudson Company Winnetka and North Shore) almost 7 years ago

Great tips and thanks for introducing the tempering valve. Didn't know about such device.

Posted by Mike Yeo (3:16 team REALTY) almost 7 years ago

Great information for those who love to soak.  I'm not a soaker kinda gal.   I'll stick to showers. 

Posted by Bonnie Vaughan, CNE SFR - Buyers/Sellers - Lackawanna & Surroundin almost 7 years ago

It's certainly something we want to look at when going through a home with a buyer. I mean the bigger water heater. Turning up the heat all the time? I'd change to an instant hot water system. In the long run, this has got to save you a lot of money. That's what I'm doing.

Posted by Hella Mitschke Rothwell, Hawaii & California Real Estate Broker ((831) 626-4000) almost 7 years ago

My friend...Candles, hot water, enya and wine? makes one wonder of the possiblities here...good post Reuben

Posted by Richie Alan Naggar, agent & author (people first...then business Ran Right Realty ) almost 7 years ago

this is not only cost saving, but potentially harm saving for your children.  as you get older convenience out ways the smarts and that can lead to injury.  great post.

Posted by Mark Welsh almost 7 years ago

Good article.  Never knew how to size a hot water heater.  The termering valve is required here in NH in some towns.

Posted by Stephen Gaudet (Gaudet Inspections) almost 7 years ago

Nice to know some of the tricks to maximize a hot water heater.  Here in Manhattan I just hope the building doesn't run out of hot water and put my faith in the boiler down in the basement.

Posted by Morgan Evans, LICENSED REAL ESTATE SALESPERSON (Douglas Elliman Real Estate) almost 7 years ago

You have a good and practical solution to the problem. I'm going to remember this.

Posted by Team Honeycutt (Allen Tate) almost 7 years ago

Simple, great idea, Reuben. I'm sure a lot of people will learn from this golden nugget of info.

Posted by Aaron Seekford, Ranked Top 1% Nationwide 703-836-6116 (Arlington Realty, Inc.) almost 7 years ago

There are actually good reasons for keeping the water heater at temperatures above 120.  Temperatures below 125 degrees encourage bacteria growth in the tank---including Legionella.  The solution is to have better insulated tanks.  Tank temperatures should be above 130 degrees and have tempering valves---and be made more efficient to compensate for the increased energy costs.  It costs less energy to keep a super insulated tank at 130 than it does to keep most water heaters at 120.  (for all you Canadians we are talking Fahrenheit here :)

Posted by Charles Buell, Seattle Home Inspector (Charles Buell Inspections Inc.) almost 7 years ago

Interesting solution to your hot water problem, Reuben.  I want to share this with my audience...

Posted by Chris Smith, South Simcoe, Caledon, King, Orangeville Real Esta (Re/Max Chay Realty Inc., Brokerage) almost 7 years ago

I too have a tub about the size of yours and I learned somthing a couple of years ago. When I went to take a bath (maybe once every 3 months) it took 30 min. to fill the darn thing to a half way decent level. I'm smart, I thought, I'll remove the flow restricter from the spout! That will allow water to flow at a much greater rate.

Boy did the water flow! Filled the tub in about 10 min.! See, I thought, you don't have to have a degree in mechanical engineering to fix a small problem like this! To my (almost screeming) horror, when I got in the tub the water was only luke warm! Ah Spit! I exclaimed, the dam water heater decided to break down in the middle of my bath fill. Wrapping a towel around myself off to the garage I went. The water heater it, seemed, was working full tilt! Crum (as my wife would say) what could the problem be?

Sitting in my now much cooler bath water I realized why the flow restricter was there! It slows down the water enough that the water heater has a chance to heat up the incoming cold water therefore extending the amount of hot water to far more than the actual capacity of the tank, much like the described "tempering valve." So now slower is really hotter.

Posted by Don Gockel, Realtor, Broker, GRI - Antelope Valley Real Estate (NextHome The Gockel Group - Palmdale Lancaster Quartz Hill -) almost 7 years ago

Great advice! Now I have to think twice about installing a tankless water heater.

Posted by Michael S. Bolton, MN Appraiser (Michael S. Bolton,Inc.) almost 7 years ago

I know it is not the point of the post ... 75 gallon bathtub?  That's a lot of water for bath or a shower. Of course, here in California where water is so precious ... we become hyper-mindful of water usage.  That said, you definitely present a great solution with an emphasis on safety. 

 

Posted by Kathleen Daniels, San Jose Homes for Sale-Probate & Trust Specialist (KD Realty - 408.972.1822) almost 7 years ago

The temperature of water coming out of a tankless water heater never goes down.  Yes it could fill the tub with hot water.  However, if any other faucet uses hot water in the house (dish washer, washing machine, sink) at the same time then the amount of hot water it delivers will go down.  On most large houses it usually requires two tankless water heaters.

Here the municipalaties require tempering valves on all new showers.  They are not required on anything else though.  It is good to know there is one that will cover the whole house.

Posted by Loren Green, Phoenix Home Inspector & Designer (Greens Home Design L.L.C.) almost 7 years ago

Rene - if I didn't have any small children, I'd probably have my water heater cranked up without the tempering valve.

Clint - yeah, that's the purpose of a tempering valve; it prevents the water from getting too hot at the fixtures.  I usually see these valves when the water heater is being used for both space heating and potable water.

Sally & David - growing up, that used to happen to me all the time, and I would be mad.

Gita - yes, absolutely.  Builders should definitely consider the water heater size when putting in the whirlpool.  I just don't understand how they can install a whirlpool that can't even be filled...

Michael - thanks for reading.

Posted by Reuben Saltzman, Delivering the Unbiased Truth. (Structure Tech Home Inspections) almost 7 years ago

Dawn - yes, I'm sure this will reduce the life of your water heater, as the burner will have to run for a much longer time... but still.  I'm sure that the couple years that I'm shaving off the life of my water heater will be a drop in the bucket compared to the cost of adding a second water heater.

Christine - I would rate the difficulty level a 2 on a scale of 1 to 5, with a 5 being the most difficult.  It's probably about as much work as replacing a faucet.  I soldered a few copper tubes, but if I was scared of soldering pipes, I could have just used SharkBite fittings.

Jay - unbelievable!  Good for you for taking your builder to task over that.  I wish I could do the same to the person who built my house...  

Yeah, that's one scruffy looking dude in that tub.

Mike C - If you regularly run out of hot water heater, now is definitely the time to get a bigger water heater.

Kathy - according to Jay, everyone on his street :)

Posted by Reuben Saltzman, Delivering the Unbiased Truth. (Structure Tech Home Inspections) almost 7 years ago

Dan - it has definitely worked well for me.  

Angelica - thanks.

Richard - yes, a tankless water heater would have no trouble filling... any size tub.  Heck, you could fill a swimming pool :)

Stuart - good point.

Michael - I grew up in a house with a water heater that was just barely big enough, and with a family of six, we ran out of hot water frequently.  I vowed not to have the same thing happen when I owned my own house.

 

Posted by Reuben Saltzman, Delivering the Unbiased Truth. (Structure Tech Home Inspections) almost 7 years ago

John - I'm sure this will fix your friend's issue.

James - Good question.  I'd say "heck no."  

My actual gas usage for the month of August was $12; this was for my gas dryer, gas water heater, and gas range, with my 50 gallon water heater set at 140.  That's about the same as what I used to pay at my last house, when I had the temperature set at 120.

Even if I got a 75 gallon water heater installed for free, I'd have to pay the gas charges to keep 75 gallon of water at 120 degrees, instead of 50 gallons at 140.   I'm guessing it would be close to a wash.

Jay - I'd love to know exactly how much money is spent or saved by adjusting the temp on the water heater.  I've gotta think it can't be much.

Howard and Susan - I've heard that the black gunk is some sort of mold, but never heard a definitive answer.

Mike Y - thanks.

Posted by Reuben Saltzman, Delivering the Unbiased Truth. (Structure Tech Home Inspections) almost 7 years ago

Bonnie - a hot soak is definitely no substitute for a shower ;).  It does feel good after spending a long time outside in the cold though.  

Hella - Jay wrote a nice post on tankless water heaters.

Richie - I was waiting for someone to give me some grief about that ;).  For me, it's more like a magazine and a beer.

Mark - thanks.

Stephen - I never knew how to size 'em either, until I had a problem.

Posted by Reuben Saltzman, Delivering the Unbiased Truth. (Structure Tech Home Inspections) almost 7 years ago

Morgan - or wake up early, right?

Allen - thanks.  

Aaron - this solution certainly helped me :)

Charles - I still think about your home-made insulation solution for your own water heater, and still think about doing it for myself.  Some day.  Maybe :)

Chris - please do, thanks!

 

Posted by Reuben Saltzman, Delivering the Unbiased Truth. (Structure Tech Home Inspections) almost 7 years ago

Ha!  It ain't much buddy boy.  My total costs for a year are around $215!  I just don't want the unit recycling so much.  Lasta longa.

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) almost 7 years ago

Don - oh man, that flow restrictor is a horrible solution.  By the time the tub is full, the water must be cold already!  When I inspect a house with a bath tub that takes a long time to fill, I joke with my clients that they'll have to mark down 'bath days' on their calendar just so they can get their tub filled in time.

Michael - read Jay's post about tankless water heaters too.

Kathleen - don't you have a bunch of swimming pools in California? ;)

Loren - good point about the tankless water heaters.  

 

Posted by Reuben Saltzman, Delivering the Unbiased Truth. (Structure Tech Home Inspections) almost 7 years ago

Jay - Yeah, I'm sure there is a direct relationship between the temperature the water is kept at and the life of the water hreater.

Posted by Reuben Saltzman, Delivering the Unbiased Truth. (Structure Tech Home Inspections) almost 7 years ago

But who here actually has the time to use their tub??? that platform tub sure looks nice, but it is the shower that is the workhorse!

Posted by Robert Rauf (HomeBridge Financial Services (NJ)) almost 7 years ago

Robert - when my wife was pregnant, she used that bathtub daily.

Posted by Reuben Saltzman, Delivering the Unbiased Truth. (Structure Tech Home Inspections) almost 7 years ago

Reuben,

I have a whirlpool tub and a 80 gal tank. I do keep a bit hotter than the 120 for some of the reasons Charlie stated.

Never run out of hot water. But I have very very cheap energy costs so the amount maybe wasted has very little effect on the overall bill.

Posted by Donald Hester, NCW Home Inspections, LLC (NCW Home Inspections, LLC) almost 7 years ago

Donald - interesting.  All of this talk about the extra cost to keep your water at a higher temperature has me very curious about what the actual costs are.  I wonder if there is some type of meter I could install at my water heater to monitor the exact gas usage...

I'm going to have to look in to this.

Posted by Reuben Saltzman, Delivering the Unbiased Truth. (Structure Tech Home Inspections) almost 7 years ago

My only question would be - - how energy efficient is this method and how much you you decrease the useable life of the tank by doing this?

Posted by Martin Kalisker, Professional Standards & Legal Assistant (Greater Boston Association of REALTORS) almost 7 years ago

And that's why, when my tank failed a few years ago, we had a super insulated 80 gallon tank put in. Hot water galore!

Posted by Tim Bradley, Commercial Real Estate Expert in Jackson Hole, WY (Contour Investment Properties) almost 7 years ago

Thanks, Reuben.  We just movd into a new home and we are dealing with that issue now!  I'll certainly pass this on to my husband.

Posted by Gayle Barton, Forsyth County Real Estate, Cumming GA Homes For Sale (404) 710-0204 (BERKSHIRE HATHAWAY Georgia Properties) almost 7 years ago

The suggestion and comments are a wealth of information.  I've bookmarked to save for the day I need the details to share with a Client.  Thanks for the post!

Posted by Beverly Femia, Broker Realtor Stager - Greater Wilmington, NC Are (BlueCoast Realty Corporation) almost 7 years ago

Thanks Ruben, but taking baths can be a luxury some of us cannot afford. The cost of heating the big tub and the amount of water used is far more expensive than the quick shower... Yes, I know there is a difference, the information provided in your blog is very useful and informative, thanks a lot.

Antonio

Posted by Antonio & Alexia Cardenas, "The Realtors In Motion" (Alameda County - San Leandro, CA.) almost 7 years ago

Thanks for information never though about this before and actually in the market for a big tub.

Posted by George P. Cruz Sr., PSL FL CDPE, TRC, CIPS (DR Horton) almost 7 years ago

I so do admire people who use their brains to come up with solutions that wouldn't even occur to other people. You must be related to my husband.

Posted by Marte Cliff, your real estate writer (Marte Cliff Copywriting) almost 7 years ago

How about a tankless water heater?  That seems to be the way to go if you're replacing an old one or buildign new construction.  I'm not sure what the downsides might be though.

Posted by Kate Akerly, Manhattan Beach Residential Sales (Kaminsky Group) almost 7 years ago

That's what I used to do at my old house when the water heater was getting a little too old. I'll have to remember this for a cheap (probably not the right words) fix.

Posted by Lyn Sims, Schaumburg IL Real Estate (RE/MAX Suburban) almost 7 years ago

I like the tempering valve suggestion; I've never heard that one.  I promise to remember and pass it on.  That's a legitimate money-saving tip.

With that said, I am a huge fan of Tankless Water Heaters.  Brand matters though.  I won't endorse a specific brand here, but you are welcome ot ask me in private.

Europeans and Japanese can't be wrong.  They have embraced tankless, we are still catching up.  Imagine it Reuben - endless hot water that is safe for your kids!

Sudden Thought:  Is a tempering valve and anti=scald valve?  I know most new bath/shower faucets have those.  Same thing?

Posted by Vic Steele, Broker/Consultant (Vic Steele, Broker CA BRE 01349863) almost 7 years ago

I'm afraid #51 just doesn't get it. Tempering valves are a safety issue. In Wisconsin, all the baths and showers in an assisted living facility have to have them, and they have to be adjusted to a safe temperature. I think they are a good idea.

Might also be a good idea for those heating water with solar or other unconventional means...

Posted by Fred Hookham (Keller Williams) almost 7 years ago

Thanks for the info on sizing. I had never actually seen it discussed. Live and learn, die and .....

Posted by Marshall Brown, BSEE, CHI (Mid America Inspection Services, LLC) almost 7 years ago

I do not have problem with hot water at 120 to 130 degrees...but I am pretty sure that there is no such thing as tankless heater that produces "endless hot water that is safe for your kids".  If there is...no one in our town knows of it because everyone complains about the tankless here....

but then again...making a water heater that works for everyone is really a tankless job....(pun intended)

Posted by Mike McCann - Nebraska Farm Land Broker, Farm Land For Sale 308-627-3700 or 800-241-3940 (Mike McCann - Broker, Farmland Broker-Auctioneer Serving Rural Nebraska) almost 7 years ago

Martin - the energy efficiency really won't change at all, however, you will spend a little more money in gas to keep the water at a higher temperature.  I'm guessing it would be about the same as keeping an extra 25 gallons of water hot all the time, the way you would with a larger water heater.  

I'm sure this also decreases the usable life of the water heater, but I'm guessing the added cost would be much less than adding a second water heater.

Tim - good stuff.

Anonymous (#51) - I don't think you get it.

Gayle - good luck!

Beverly - thanks for reading.

Posted by Reuben Saltzman, Delivering the Unbiased Truth. (Structure Tech Home Inspections) almost 7 years ago

Antonio & Alexia - I spend about $12 in fuel costs for my water heater, clothes dryer, and oven.

George - glad to help.

Marte - I'd love to take credit for this, but I'm pretty sure I got this idea from already having seen it done :)

Akerly - see comment #43.

Lyn - cheap is a perfect description for this fix :)

Posted by Reuben Saltzman, Delivering the Unbiased Truth. (Structure Tech Home Inspections) almost 7 years ago

Vic - tankless water heaters are nice, but the additional cost of the water heater will never make up for the little amount of money you'll save in fuel costs.  A tempering valve does the same thing that an anti-scald valve will do... as far as I understand.

Fred - I'm pretty sure you're right :).  These valves are also required when water heaters are used for both space heating equipment and potable water heating.

Marshall - thanks.

Mike - most tankless water heaters will have one of those tempering valves installed too.

Posted by Reuben Saltzman, Delivering the Unbiased Truth. (Structure Tech Home Inspections) almost 7 years ago

Let me put my 5cents worth in over here.

Reuben, the water in the tub looks very brown, I take it you were relaxing after a long day of inspecting some very dirty crawlspaces.

But on the serious side. Here are some statistics to help with hot water safety.

Many of the newer water heaters have charts giving time and temperatures to show the just how long it takes for the water to burn so badly that you will need medical treatment.

Temp of Water (F)                     Time to Cause Burn Needing Medical Treatment

150 degrees                              Less than 2 seconds

140 degrees                              6 seconds

125 degrees                              2 minutes

120 degrees                              10 minutes

I always suggest that the thermostat be set between 120 and 125 degrees.

If you are concerned about your dishwasher not performing properly because the water isn't hot enough, most modern dishwashers have heating elements to boost the water temperature to 140 degrees or for sanitizing to over 160 degree. If your dishwasher doesn't do that maybe it's time for a new one.

Do you want to extend the life of your electric water heater? The average life expectancy of an electric water heater is about 10-14 years in Florida. Mine was installed in 1987 and is still in pristine condition. Why? Because of maintenence. Every year I switch off the electricity to the water heater at the electrical panel. I then proceed to drain the entire tank by opening the spiggot at the bottom of teh water heater (remember to attach a hose pipe to the spiggot so you can direct to water out of the building). I then refill the water heater and turn on the power again. After 20 years I replaced both the elements and the thermostat. Total maintenence cost Less than $50.

Aah, I can hear you say. "What about the efficiency? Older water heaters cost more to run." Central Florida experiences less than 3 weeks of winter each year and if you insulate the pipes and use a insulated blanket for the hot water heater it helps to reduce running costs.

Take care and happy soaking.

Posted by Aubrey Kahn (Firm Foundation Home Inspections Inc) almost 7 years ago

Tempering valves-new term for me. I'll be checking this tip out. Thanks.

Posted by Wayne Johnson, San Antonio REALTOR, San Antonio Homes For Sale (Coldwell Banker D'Ann Harper REALTORS®) almost 7 years ago

Rueben, good advice!  Maybe you could have used an instant hot water heater for unlimited source of hot water at the right temperature.

Posted by Bob Miller, The Ocala Dream Team (Keller Williams Cornerstone Realty) almost 7 years ago

If only I were so handy.  I would have just set there in the cold.

Posted by Gene Riemenschneider, Turning Houses into Homes (Home Point Real Estate) almost 7 years ago

I have a shower valve (Symmons) that mixes the hot and cold to fit the situation and I love it! It can be set in the middle for kids and at the upper end for a steamy hot shower. I wouldn't trade it for anything! I'm not sure if it's the same as what you are talking about, but we have a tankless heater so it works great for us. 

Posted by Peggy Chirico, REALTOR® 860-748-8900, Hartford & Tolland County Real Estate (Prudential CT Realty) almost 7 years ago

Brilliant. I learn something new every single day and today it was thanks to you Reuben!

Thank you.

 

Posted by Jayson Holland, Jay Holland (Listings.com) almost 7 years ago

Rueben, good advice safety first especially when it come to the little ones. 

Posted by Frank Rubi, FrankRubiRealEstate.com (Frank Rubi Real Estate, LLC) almost 7 years ago

Aubrey - great tips, thanks for sharing!

Wayne - glad to help.

Bob - I could, but it would be a lot of money.

Gene - ha!

Peggy - no, your shower valve doesn't do quite the same thing.  This tempering valve prevents any of the water in the house from getting above 120 degrees.

Jayson - thanks!

Frank - once you have little ones, you end up being a little more concerned about this kind of stuff.

Posted by Reuben Saltzman, Delivering the Unbiased Truth. (Structure Tech Home Inspections) almost 7 years ago

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