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?
Water Heater Maintenance and
Replacement Guide
The
water heaters in 900 Marshy Cove were installed in 2007. Many of us can expect to experience
operational problems in the next few years. Recently, several have required
replacement of the ignitors, safety pressure relief valves, and mixing valves.
Expansion tanks have routinely required replacement.
As
of May 2020, no water tank has leaked. A.O. Smith, the manufacturer warrants
the tank for 10 years, so we need to be on watch for water leaks. The consequences can be very costly.
Included
in this guide are maintenance tips, replacement information, and operational
information.
Theory of Operation
Our
water heaters use natural gas which is metered separately for each unit. The
water heater has two functions: heating the unit and heating hot tap
water.
Heating: The tank is connected to a set of heating
coils located in the laundry room. When
needed, the hot water from the tank is circulated to the coils and the fan
blows the heated air through the ductwork.
Tap water: Hot tap water is also sourced from the water
heater. To make it safe an “anti-scolding” value mixes the hot water with cold
water to bring to it a safe temperature. The mixing valve above the tank is
required by code.
Expansion Tank: The small tank above the water heater is also
required by code. Since water expands when it is heated, the tank provides room
for the water to expand. It contains a rubber diaphragm that is designed to
accommodate the expansion. If not installed properly, the diaphragm breaks and
eventually causes the tank to corrode and leak.
Controls: Near the base of the tank are the temperature
controls for the tank water.
Burner and Igniter: Under the tank is a gas burner. When heat is required,
the ignitor makes a spark which ignites the gas. If no flame is sensed the gas
will cut off for safety.
Water Heater
§ Set water temperature
higher in the heating months.
§ In summer months, set the
water heater lower.
§ If you are away for a
period of time, do not turn the water heater off. Set it to “Vacation” (low) to save gas and
prevent freezing.
§ Some units have an
electrical baseboard heater, set it to a moderate temperature to prevent pipe
freezing.
§ Set the mixing valve to
control the spigot water temperature. The mixing valve keeps the temperature at
a safe level no matter what the tank temperature is.
Expansion Tanks
§ Expansion Tanks should be
replaced every 5 years.
§ These units must be
properly pressurized to prevent leakage,
§ Check the installation
date and pressure written on the tank.
Qualified Plumbers
§ Mid-Shore Plumbing, Kenny
Prahl ---(410)228-9003
§ Blackwater, Vernon – (410)221-0180
§ Skip Windsor, Plumber--- (443)521-5217
Option One is to replace the
original unit with an equivalent version. Two companies offer a 50-gallon gas water
heater that is a physical match in size and piping.
A.O. Smith Model:
GDPX 50L ; $1800;
Installed
cost, $2500 depending on other ancillary parts.
State water
heaters: Model GS6 50 YRPDTL 5; $1700;
Installed
cost $2300 depending on other ancillary parts
These units are identical. One is a re-label of the
same unit,
Option Two is to replace the unit with a tank-less water
heater. Tank-less water heaters require
less space and are more energy efficient.
Without a tank, the risk of a water problem seems less likely. These units cost about twice as much. ~$6000-$7000.
Tank-less water heaters have been successfully installed at Willow Oak
and at 900 Marshy Cove.
Qualified Plumbers for water heater
installation
· Mid-Shore
Plumbing, Kenny Prahl ---(410) 228-9003
· Mid shore has installed several 50-gallon
tank water heaters and has worked for several owner in our building.
·
Blackwater,
Vernon Webb – (410)221-0180
·
Blackwater has installed a tank-less water heater in 900 Marshy Cove
Qualified Installer: Proper installation is
imperative as this may affect other units in the building
A qualified
installer must have ability equivalent to a licensed tradesman in the fields of
plumbing, air supply, venting and gas supply, including a thorough
understanding of the requirements of the National Fuel Gas Code as it relates
to the installation of gas fired water heaters. The qualified installer must
also be familiar with the design features and use of flammable vapor ignition
resistant water heaters and have a thorough understanding of this Installation
and Operating manual.
Other Considerations:
The installation of a Carbon
Monoxide Detector is recommended
in the proximity of the water heater. These are readily available at hardware
stores for $20-$30
A water leak detector with WIFI capability is
recommended. Honeywell
Wi-Fi Water Leak & Freeze Detector is available on Amazon.com for $59.00
  |
| A failed expansion tank and an AO Smith 52 gallon water heater |
Best regards,
George B - President 900 Marshy Cove Condo Association
