If a water heater in a rental property suddenly stops producing hot water, it is important to check the cause calmly before assuming the worst. It may not be a breakdown, and in many cases the issue can be resolved on your own, such as an operating error or frozen pipes. This article explains eight main reasons a water heater may stop producing hot water, along with the appropriate response for each cause.
What causes a water heater to stop producing hot water?
When a water heater is not producing hot water, many people immediately suspect that the unit itself has failed. In practice, however, there are several possible causes. If you check them in order, many cases can be resolved without professional assistance.
Operating or setting errors
It is more common than many expect for the remote control power to be off or for the temperature to be set too low by mistake. The first step is to check the power and temperature settings.
The faucet is not opened far enough
Water heaters are equipped with a water flow sensor, and heating will not start unless the flow exceeds a certain level. Because the sensor will not respond to only a slight trickle of water, the faucet needs to be opened sufficiently.
Frozen water heater or pipes
Pipes may freeze when temperatures drop in winter. The water heater itself is equipped with a freeze-prevention function, but freezing can still occur if the power plug has been unplugged. The problem may clear naturally as temperatures rise, but if you want to speed up thawing, pour lukewarm water (about body temperature) over the pipes. Do not use hot water, as it creates a risk of pipe rupture.
The gas valve or water supply valve is closed
Immediately after moving in, or after equipment inspections or exterior work, a valve may have been left closed. Check the gas valve, water supply valve, and the main valve for the water meter.
The gas meter safety device has been activated
The gas meter safety device may activate and shut off the gas supply if gas has been used for a long time, if there is a gas leak, or if an earthquake occurs. Check the indicator light on the meter. In some cases, the issue can be resolved by performing the reset procedure, such as pressing the button on the meter and waiting.
Effects of natural disasters
During heavy rain or typhoons, the safety device may activate to prevent incomplete combustion, which can lead to ignition failure. After an earthquake, the gas meter safety device may also activate automatically. It is important to check the error code on the remote control.
A clogged drain plug filter
If debris accumulates in the drain plug filter at the connection point between the water heater and the piping, the hot water flow may weaken. Regular cleaning helps prevent this issue.
Failure of the water heater or faucet
The service life of a water heater is generally about 10 years, so the likelihood of failure increases in properties where the unit has been installed for more than 10 years. In the case of a thermostatic mixing faucet, deterioration of the cartridge may also be the cause. In a rental property, you will need to contact the property management company or landlord for assistance.
What to check when hot water is not available
Check each faucet
- Hot water does not come out from only some faucets→ The faucet itself may be faulty. Contact the property management company
- Hot water does not come out from any faucet→ Check whether the drain plug filter is clogged
- Neither water nor hot water comes out→ Check the shutoff valve, main valve, and water supply valve. Also check for any water outage information
Check the electrical system
Turn the remote control power off and back on. Also check whether the power plug has come loose or been unplugged; in apartment buildings, it is often stored in the meter box near the entrance. If a breaker has tripped, then if the ground-fault breaker has tripped, turn the safety breakers on one by one to identify the source of the leakage.
How to respond to freezing
As a rule, you should wait for natural thawing. If you need to act sooner, pour lukewarm water on the frozen area, and after thawing, wipe away the moisture to prevent it from freezing again.
If repairs are needed in a rental property, contact the property management company
The equipment in a rental property is the responsibility of the property management company to maintain appropriately. If the issue cannot be resolved on your own or the unit needs to be replaced, it is important not to arrange repairs independently. Contact the property management company or landlord first. Unauthorized repairs can lead to complications.
Related reading
- How to choose a rental property management company | 7 points property owners should prioritize
- Guide to adding a reheating system to a rental property | Typical installation costs and how to choose a contractor
- What is urethane waterproofing? Types, costs, and contractor selection for apartment waterproofing work
Frequently Asked Questions (FAQ)
Q. How long does a water heater typically last?
It is generally considered to last about 10 years. If problems arise with a water heater that has been in use for more than 10 years, replacement is often more cost-effective than repair.
Q. How do I reset the gas meter safety device?
Press the button on the side of the gas meter and wait a few minutes before using gas again. After an earthquake, this procedure is often necessary.
Q. If the pipes are frozen, should I avoid pouring hot water on them?
Pouring hot water can cause the pipes to burst because of the sudden change in temperature. Always use lukewarm water, about body temperature, and wipe away any moisture afterward.
Q. If a water heater breaks in a rental property, who pays for it?
As a general rule, the landlord is responsible for age-related deterioration or equipment failure that occurs through normal use. If the damage was caused by the tenant's negligence, however, the tenant may be responsible. Contact the property management company first.
