Thoughts on when to replace Water Heater

[Ethan G.]

I have a rental house built in 2001. The water heater is upstairs in a closet (all of the upstairs is carpeted). I have heard the average life of water heaters is approximately 15 years so we are nearing the end of its life. We currently have a home warranty (through Old Republic) in place that would cover the cost of replacing or repairing the water heater should it break. The question is does it make sense to spend the money out of pocket now to replace the water heater before it actually breaks (for instance, if it does break suddenly, the water would leak all over the carpet upstairs). In general, do landlords of single-family homes pre-emptively make major repairs as items get close to the end of their expected life? Thank you.

[Curtis Yoder]

Water heaters can last 15 years or longer if taken care of. Most do not even think of them unless they begin leaking or there is no longer any hot water. An upstairs water heater in a 15 year old build should at a minimum be serviced, and with the cost of a service call put a couple hundred with it and get a new one. 

A good preventive maintenance measure is that every time you have a vacancy, drain the hot water heaters. The most common failures include sediment buildup inside on the bottom of the heater. This sediment will continue to grow and causes the water heater to operate inefficiently. If you can hear the water heater "creaking or groaning" it most likely has a good amount of buildup inside. Be on the safe side and replace it after this long as a flood will ultimately cause much more damage. And in my experience I only get the call from a tenant AFTER something has broken. Just part of being a landlord.