Hard Water, Hot Water Heaters, & Water Softners

[Corbin H.]

Hello Everyone.  I just had my water and plumbing inspected in my 3 story town home rental, and I wanted to run the findings by he community to see what everyone's comments are.  The water heater is located in the attic with a potential to cause a lot of damage if it fails.

So, here in Houston we have hard water and according to my plumber extremely high in my case (Hardness: 25 Gr; Total Chlorine 1 ppm).  He has recommended a water softener (about $2.5K installed) and to replace the emergency shutoff valve on the water heater since it seems to be corroded.    

I have done a search here about water softeners and from what I have seen the majority here say that it is not recommended since you have to rely on the tenants to fill it with salt monthly and it is an added item that can break.

The water heater is about 8 years old now.  So, people that have properties and hard water, what do you do?  Should I get a water softener or just accept that I will have to replace the water heater sooner than most?  Also, what about tank-less water heaters, do they have longer life with hard water? Any other recommendations on how to handle this situation?

I appreciate everyone's comments.  Thank you.  

[Stephen S.]

First - the attic mounted HWH should be on an elevated platform.  The HWH should sit in a large  (not the junk which is just barely larger than the heater itself)  watertight drain pan.  And the drain from the pan NEEDS to be piped to drip either in the shower, or into the kitchen sink, or right over the front door of the house.  

If the secondary drain is piped to just  'outside somewhere' - the water will never be noticed until after Too Late comes.

Second;  hard water requires WH maintenance:  the water heater tank should be flushed, by opening the drain valve wide open until the water runs clear, every 4 or 6 months.  I would also pull the elements every 1-2-3 years  (start at 1 and then judge how bad they are before fixing on a schedule)  A tankless water heater will require acidic flushing At Least every year.  Pumped white vinegar is sufficient but it still has to be done.  In a tank type WH the minerals which precipitate out of the water tend to sink to the bottom of the tank where they can be drained off.  In a tankless unit the minerals will plate-out on the inside of the heat exchanger piping so they have to removed with acid.

As with most things;  the "short lifespan"  of tankless water heaters is always due to poor / no maintenance.  I've had one for many years, it has always worked perfectly, and I even use it  (with a small plate frame heat exchanger)  to heat the 'boiler water' for the space heating of the second floor of my house. <g>

In a rental I would increase my existing systems maintenance and avoid adding a water softener.

BTW:  did the water sampling include an acidity test?  High acidity water is quite damaging and Has to be treated  (not by a water softener)  as no maintenance will properly address the issue.

stephen
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  Originally posted by @Corbin H.:

Hello Everyone.  I just had my water and plumbing inspected in my 3 story town home rental, and I wanted to run the findings by he community to see what everyone's comments are.  The water heater is located in the attic with a potential to cause a lot of damage if it fails.

So, here in Houston we have hard water and according to my plumber extremely high in my case (Hardness: 25 Gr; Total Chlorine 1 ppm).  He has recommended a water softener (about $2.5K installed) and to replace the emergency shutoff valve on the water heater since it seems to be corroded.    

I have done a search here about water softeners and from what I have seen the majority here say that it is not recommended since you have to rely on the tenants to fill it with salt monthly and it is an added item that can break.

The water heater is about 8 years old now.  So, people that have properties and hard water, what do you do?  Should I get a water softener or just accept that I will have to replace the water heater sooner than most?  Also, what about tank-less water heaters, do they have longer life with hard water? Any other recommendations on how to handle this situation?

I appreciate everyone's comments.  Thank you.