Water heaters? Expansion Tanks?

Our water heaters are nearing 14-15 years old. All water heaters should be considered for replacement before they fail.  Owners are liable for up to $10, 000 of water damage caused by failures originating in their units.

Water damage is our greatest concern.  When replaced, be sure that the expansion tanks are properly pressurized to 55 PSI. This has been the cause of all failures to date.  Ask the installed to write the date and pressure on the tank. 

Update: Several water heaters have been replaced in 900 Marshy Cove.

Some have been direct tank-type replacements, cost: ~$2200.

Three have been tankless water heaters: cost ~$5000

They both work satisfactorily, The tankless unit takes up less space possibly allowing some additional closet storage

Original Equipment: A.O. Smith Model Number: GPDT 50L 100

This unit is a 50 gallon potable water heater that services both heating and tap water.  

To all owners at 900 Marshy Cove,

The research has been done for you.

Q: What do I do if my water heater starts to leak?

Q: Who is qualified to replace it?

Q: Have they done it before?

Q: What is the replacement unit model number?

Q: What about a tank-less water heater?

Q: How much will it cost?

Q: Is there a way to detect a leak as soon as it happens?

Q: What if I am away?

Click here for a printable copy of this Replacement Guide.

TIME BOMB IN YOUR UNIT..TICK..TICK..TICK.. DRIP.. DRIP..DRIP

Below are photos of expansion tanks that were replaced after springing leaks.

Several days ago, Unit 201 sprung a leak. The tenants didn't notice the leak because it was more damaging to Unit 101 below.  Unit 101 had dry wall damage and part of the ceiling collapsed. Furniture and carpeting were soaked, We don't know the total cost of repair but somebody is out a few bucks.

On a previous failure, a leaky expansion tank caused damage to the owner's unit and the units below. Guess who was liable?  Yes, the unit owner with the leak.
Your homeowners insurance must cover the first $5000, (soon to be $10,000). The condo association aka you neighbors insurance picks up the rest. That could mean a higher rate for all of us.

The board has recommended replacement every five years since 2014. Not everybody has taken our advice.  The cost is under $150.  Talk about an ounce of prevention! 

Mid Shore Plumbing has provided pictures of expansion tanks they removed previously. You will see from the photos that these tanks could have burst at anytime. This is even more of a reason for each and every owner to replace theirs. It was also recommended that these tanks be replaced every four years as a precautionary measure.
For replacement, contact Mid Shore Plumbing directly at 410/228-9003.
 They know how to properly pressurize the tanks to prevent premature failure of the tank.
~~~~~~~~~~~~~
Do not take this advice lightly.  A penny today can save thousands of dollar(s) tomorrow............................

This one may look good, but don;t trust it. 

Tick...tick..tock...Drip...drip....drop

You should also consider a leak detector.

Send your comments to mc900@comcast.net

Reminder Unit Inspection Program, July 1 & 2, 2019

Unit Inspection Program

Letters have been sent to all unit owners regarding participation in the program.

Notices will be placed on doors to remind residents of the schedule beforehand.

We will make every attempt to accommodate your schedule.

The purpose of the inspection is to let owners know what to repair, replace, or maintain to avoid costly incidents in the future.

The inspection will be offered at no cost to unit owners.  Twenty minutes is all that it will take to complete critical observations. Each unit owner will receive a confidential report with observations and recommendations.

Schedule

Monday July 1: 3^rd and 4^th floors.

Tuesday July 2: 1^st and 2^nd floors.

George Breig, Unit 408, President, 900 Marshy Cove Condo Association    mc900@comcast.net

Andy Schneider, Sentry Management Property Manager

(410) 221-0398 ext 57104        aschneider@sentrymgt.com

Unit Inspection Program, July ! & 2, 2019

&

Letters have been sent to all unit owners regarding participation in the program.

Notices will be placed on doors to remind residents of the schedule beforehand.

The purpose of the inspection is to let owners know what to repair, replace, or maintain to avoid costly incidents in the future.

The inspection will be offered at no cost to unit owners.  Twenty minutes is all that it will take to complete critical observations. Each unit owner will receive a confidential report with observations and recommendations.

Schedule

Monday July 1: 3^rd and 4^th floors.

Tuesday July 2: 1^st and 2^nd floors.

George Breig, Unit 408, President, 900 Marshy Cove Condo Association

mc900@comcast.net

Andy Schneider, Sentry Management Property Manager

(410) 221-0398 ext 57104        aschneider@sentrymgt.com

Special message for 700 Cattail Cove and 900 Marshy Cove

Expansion Tank failures

I apologize in advance for  “too-much-information”; but, this is conclusive.

Working with Mid-Shore Plumbing, the cause of expansion tank failures has been verified.

The tanks have three major parts.

*The upper hemisphere

*The lower hemisphere

*The Rubber bladder

The upper and lower halves are separated by the expandable bladder.

If not properly pressurized, the bladder stretches and breaks allowing the water to fill the upper half. 

The lower half interior is glass lined which prevents rust.

The upper half is unprotected steel which rusts when exposed to water.

It is possible that many bladders have failed immediately after installation.

Mid-shore Plumbing cut this tank in half to see what is happening.

Even thought the tank has not rusted through and leaked, it has failed

Photos.

Looking toward the lower half it can been seen that the black bladder is torn.

The bladder is attached at the middle of the tank.

It is designed to keep the water below and expand if necessary.

Note that the lower half shows no rust inside since it is glass lined to prevent corrosion.

The upper half was exposed to water and is rusting.

It may take many months to finally leak.

This tank looked perfect from outside.

The welded seam is where the upper and lower halves are joined.

The indent is where the bladder hoop is attached.

Bottom line: Even of properly installed, replace every 4-5 years.

Make sure your installer pressurizes the tank to match the water pressure in your unit.

Pressures vary from floor to floor, 

(900 MC 4th floor was 45 PSIG.)( 700 CC, 2nd floor, 55 PSIG.)

A simple check to see if your bladder is broken:

Unscrew the blue cap on top of the tank.

Push the air valve button quickly.

If water squirts out , the bladder has definitely failed.

Mid-Shore Plumbing: 

206 Market Square

Cambridge, MD  21613

410-228-9003

www.midshoreplumbing.com

Comments: Send them to mc900@comcast.net