Landlord keeps hot water heater on a timer

[Zigner]

... OR you can let them tell your LL when they come out to look at the set up when you complain to them.

The LL OP should consider the high probability that, if he calls the city, he won't be able to live at this location any more. Just sayin'

 

[not2cleverRed]

@nonenone22 , you have been told that it is against the rules to hijack another person's thread.

Your post has been reported.

Failure to follow basic rules of etiquette can result in a user being banned.

 

[quincy]

@nonenone22 , you have been told that it is against the rules to hijack another person's thread.

Your post has been reported.

Failure to follow basic rules of etiquette can result in a user being banned.

That action is coming soon, I believe.

 

[Just Blue]

@nonenone22 , you have been told that it is against the rules to hijack another person's thread.

Your post has been reported.

Failure to follow basic rules of etiquette can result in a user being banned.

nonenone wasn't taught etiquette.

 

[FarmerJ]

If you call your city to ask about temperature settings then ask this > if my landlord includes hot water in my rent then how many degrees must the LL have the hot water tank set for to be able to sanitize dishes or to be hot enough for bathing ? ( the answer could be from 110F to 125 F if your city county state laws address scalding in the setting number EG in Wisc LL cannot set a hot water tank to more than 125 F at the start of tenancy but tenant is free to turn it up higher this way its hot enough for basic sanitation needs and lowers risk of tenant being burned by hot water -scalding) if it is not spelled out by a law then your city should still be able to give you a target of how many degrees it is supposed to be.

 

[quincy]

California state housing laws address minimum hot water temperatures (110 degrees Fahrenheit) in 25 CCR section 32, Page 10:
https://nchh.org/resource-library/HH_Codes_CA_9-9-07.pdf

Here is the law that addresses untenantable conditions - see 1941.1(3):
http://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV&sectionNum=1941.1.

 

[FarmerJ]

I suggest you use a meat thermometer stand it in a glass and fill with water from hot tap and see what its highest temp is during the middle of the night or say like 5am and again about 1030pm a number of days so you have a baseline to record temps and times before complaining to your city .

 

[quincy]

One reason hot water temperatures should be set at a minimum of 120 degrees Fahrenheit instead of the minimum 110 degrees permitted is that Legionella bacteria is more apt to grow at temperatures below 120.

If the landlord is concerned about cost, he could apply for utility energy savings assistance, to help repair or replace an older less efficient hot water system.

 

[FarmerJ]

if you check the temp the way I suggested and take pics of what the thermometer shows and print them as well as printing out what your state law is about temperatures then if you have to go to your city you can show them the temps and times of day but do it more than just one or two days so you can show a baseline. And again check into off peak , it is about 1/2 the cost of full rate any time of day electric.

 

[quincy]

if you check the temp the way I suggested and take pics of what the thermometer shows and print them as well as printing out what your state law is about temperatures then if you have to go to your city you can show them the temps and times of day but do it more than just one or two days so you can show a baseline. And again check into off peak , it is about 1/2 the cost of full rate any time of day electric.

I would guess that just the shutting off of hot water violates the law, regardless of what temp-taking during the night might show.

 

[FarmerJ]

Because of the time of day this happens if the tenant calls inspections, they come out in so called office hours , the tenant has hot water. IF the tenant can show the inspector temperatures taken and documented by taking pics of thermometer that are date and time marked the inspector can at least see the pics . (especially if the LL isnt home when the inspector comes out ) personally I think the LL is not getting any real gain by disrupting the power to the tank since standard hot water tanks are by design supposed to be on 24 hours a day .

 

[Zigner]

Folks - the guy is living in a converted garage. It is highly likely that such a conversion is illegal, especially as a rental. The OP had better be prepared to find new living arrangements once the city becomes involved.

 

[quincy]

Folks - the guy is living in a converted garage. It is highly likely that such a conversion is illegal, especially as a rental. The OP had better be prepared to find new living arrangements once the city becomes involved.

The hot water is the least of his problems, in other words.