Very little hot water.

[Random411]

I live in Oregon. My father is renting a small 1 bedroom house here in Oregon. He has had an operation a few years ago where part of his colon was removed and now wears a bag. The small house that he lives in has a very small short water heater for the whole house under the cabinet in the kitchen. The water heater only makes enough hot water to clean dishes and such, and only provides maybe 2-3 minutes of hot water in the shower. Due to the fact that part of his gut is exposed, it is important for him to take showers and change his dressings.

When he took a look at the place. He was told by the landlord that the water heater would in fact supply enough hot water and that showers would not be an issue. She assured him by saying that past tentants have never complained. So my dad went ahead and secured a year lease. Now he has lived their for about 2 months and has found that the water does not stay warm past 2-3 min.

He has talked to the landlord and complained about the lack of hot water for a shower. He asked for a larger (normal sized) water heater be installed. She replied by stating that she has never gotten any complaints from past tentants. Is there anything my father can do? I myself could not take a shower in 2-3 minutes. And I dont expect him to do so especially with his disability. Is there any legal leg to stand on here? I have been unable to find any information on what the minimum size waterheaters need to be on rentals. Please help!

Anthony

 

[FarmerJ]

Anthony poke your nose under the cabinette and read the label on the heater , it should be like a sticker or a metal plate , it will say exactly how many gallons the unit holds and with electric hot water they take a while longer than gas to recover . ( its likley the tank is 20 gallons or less ) then call your city hall and ask who can tell you if your city has a ordinance that dictates what size hot water heater a rental must have or its recovery rate . , Yes irrigating a colostomy uses alot of water , but you need to see if that tank meets local codes first before you do anything more .

 

[Random411]

I had my father check on the size of the water heater. It is only a 12 gallon electric water heater. So I am currently in the process of finding out about any ordinance. City hall has told me that the ordinance would be a county or state ordianace. I will update you again once I find out the information. Thank you for the reply.

Anthony

 

[HomeGuru]

My dog uses more than 12 gallons when taking a bath.

 

[Random411]

Well after tons of searching and phone calls. I cannot find anything to help my father. After talking to a city and then a county building inspector, I have found out that there is no code or ordinance that says how big the water heater needs to be.

There has to be some type of property law, or law concerning proper living condidtions for humans, or even regarding the disabled?

I have had my dad write his landlord (which is a management company) a letter stating that the 12 gallon water heater was not meeting his needs and asked for it to be replaced with a more reasonable sized water heater.

I feel like im grasping at straws. I don't know what else to tell him to try, anyone have any suggestions on a route which I might take next?

Thank you for the help

Anthony

 

[HomeGuru]

Well after tons of searching and phone calls. I cannot find anything to help my father. After talking to a city and then a county building inspector, I have found out that there is no code or ordinance that says how big the water heater needs to be.

There has to be some type of property law, or law concerning proper living condidtions for humans, or even regarding the disabled?

I have had my dad write his landlord (which is a management company) a letter stating that the 12 gallon water heater was not meeting his needs and asked for it to be replaced with a more reasonable sized water heater.

I feel like im grasping at straws. I don't know what else to tell him to try, anyone have any suggestions on a route which I might take next?

Thank you for the help

Anthony

**A: use the L/T law.

 

[Random411]

Thank you for the help HomeGuru and FarmerJ. Below is a copy of the letter I am sending to the management company (with names and addresses removed). I will let you guys know what the outcome is. Hopefully this will end the situation. Thanks again

To: ***** ***** ******* **********


According to the United States Geological Survey, a shower uses 2 gallons of water per minute on average. This would imply that the current electric 12 gallon water heater in the small rear house on the property located at **** **** **** , ***** *****, OR ***** would supply enough warm water for a 6 minute shower.

With the amount of water that is currently leaking out of the spout during a shower this drops the warm water time down to 3 minutes and 30 seconds (this number was from a timed shower using a watch to measure the time).

According to the Landlord / Tenant Law for the State of Oregon: A unit must have hot and cold running water supplied through appropriate fixtures that are connected to a sewage system. The water must be safe to drink. Also, the plumbing system must be adequate for normal use and in good working order.

Adequate for normal use would imply that the dwelling mentioned above would have a hot water system that would supply the current tenant enough warm water for a 15 minute shower.

Due to the current tenant’s disability it is necessary for him to be able to utilize the full 15 minutes for a reasonable shower. The minimum amount of hot water needed for a 15 minute shower according to the United States Geological Survey would be 30 gallons.

During initial walkthrough of the above mentioned dwelling with my father, he expressed concern that the current water heater would not be adequate for his needs. He had experience with a water heater of similar size before not supplying hot water adequate enough for normal use, And had to replace it with a larger sized water heater. When his concern was expressed, he was told that the current electric 12 gallon water heater would be sufficient for his needs and that past tenants have never complained about the amount of hot water the electric 12 gallon water heater was supplying.

My father and I have since then discovered that the current electric 12 gallon water heater only supplies enough hot water for 3 and a half minutes of use during a normal shower using the method mentioned above.

My father and I are hereby formally requesting for the second time that the current electric 12 gallon water heater be replaced with a larger electric water heater of at least 30 gallons in hot water supply size. The average shower in the United States is a length of 15 minutes, using an average of 30 gallons of warm water.

My father and I do not feel that this is in any way unreasonable request. We would appreciate a response to the above issue in a timely manner, either in the form of a letter or a telephone call to Tenant ******* **** at **** **** ***** *****, ***** *****, ** ***** (***) ***-****.

Thank You,

****** ****

 

[HomeGuru]

Thank you for the help HomeGuru and FarmerJ. Below is a copy of the letter I am sending to the management company (with names and addresses removed). I will let you guys know what the outcome is. Hopefully this will end the situation. Thanks again

To: ***** ***** ******* **********


According to the United States Geological Survey, a shower uses 2 gallons of water per minute on average. This would imply that the current electric 12 gallon water heater in the small rear house on the property located at **** **** **** , ***** *****, OR ***** would supply enough warm water for a 6 minute shower.

With the amount of water that is currently leaking out of the spout during a shower this drops the warm water time down to 3 minutes and 30 seconds (this number was from a timed shower using a watch to measure the time).

According to the Landlord / Tenant Law for the State of Oregon: A unit must have hot and cold running water supplied through appropriate fixtures that are connected to a sewage system. The water must be safe to drink. Also, the plumbing system must be adequate for normal use and in good working order.

Adequate for normal use would imply that the dwelling mentioned above would have a hot water system that would supply the current tenant enough warm water for a 15 minute shower.

Due to the current tenant’s disability it is necessary for him to be able to utilize the full 15 minutes for a reasonable shower. The minimum amount of hot water needed for a 15 minute shower according to the United States Geological Survey would be 30 gallons.

During initial walkthrough of the above mentioned dwelling with my father, he expressed concern that the current water heater would not be adequate for his needs. He had experience with a water heater of similar size before not supplying hot water adequate enough for normal use, And had to replace it with a larger sized water heater. When his concern was expressed, he was told that the current electric 12 gallon water heater would be sufficient for his needs and that past tenants have never complained about the amount of hot water the electric 12 gallon water heater was supplying.

My father and I have since then discovered that the current electric 12 gallon water heater only supplies enough hot water for 3 and a half minutes of use during a normal shower using the method mentioned above.

My father and I are hereby formally requesting for the second time that the current electric 12 gallon water heater be replaced with a larger electric water heater of at least 30 gallons in hot water supply size. The average shower in the United States is a length of 15 minutes, using an average of 30 gallons of warm water.

My father and I do not feel that this is in any way unreasonable request. We would appreciate a response to the above issue in a timely manner, either in the form of a letter or a telephone call to Tenant ******* **** at **** **** ***** *****, ***** *****, ** ***** (***) ***-****.

Thank You,

****** ****

**A: for stronger impact cite the actual L/T code section by numerical reference.

 

[ShellyK]

Very little hot water

Oregon, The standard Hot Water Heater for a 2 BDRM, Dwelling is 50 gallons.
I also beleave that is the standard for a 1 BDRM Apartment or House. What you have is not even suitable for Motor Home. Maybe a Camper you have every right to seek legal councel - start buy calling home depot, a plumber,Building Inspector to confirm on the 50 gallons going thrue the same problem this is what i did to find my answer. Hope this helps.

 

[HomeGuru]

Oregon, The standard Hot Water Heater for a 2 BDRM, Dwelling is 50 gallons.
I also beleave that is the standard for a 1 BDRM Apartment or House. What you have is not even suitable for Motor Home. Maybe a Camper you have every right to seek legal councel - start buy calling home depot, a plumber,Building Inspector to confirm on the 50 gallons going thrue the same problem this is what i did to find my answer. Hope this helps.

**A: where are you getting your info from? Please cite the code that states a 50 gallon WH is required for a 1-2 bedroom apartment unit or house.
I can find no reference in the UBC, IBC or local building/housing ordinance.
There is also no such reference in the National HUD MPS.

 

[Random411]

Unfortunately I got the information for the Oregon State Bar website at http://www.osbar.org/public/legalinfo/1259.htm. It doesnt have the actual codes anywhere on it, in any of the sections. I will do more research and try to find it. I agree that adding the code reference would be much more effective. Thanks again =)

Anthony

 

[HomeGuru]

Unfortunately I got the information for the Oregon State Bar website at http://www.osbar.org/public/legalinfo/1259.htm. It doesnt have the actual codes anywhere on it, in any of the sections. I will do more research and try to find it. I agree that adding the code reference would be much more effective. Thanks again =)

Anthony

**A: I suggest you read your cite again and reply.

 

[Random411]

Falls under ORS 90.320 of the Oregon L/T law. found it at http://www.tenant.net/Other_Areas/Oregon/land_ten.html

Thanks

A.

 

[HomeGuru]

**A: where are you getting your info from? Please cite the code that states a 50 gallon WH is required for a 1-2 bedroom apartment unit or house.
I can find no reference in the UBC, IBC or local building/housing ordinance.
There is also no such reference in the National HUD MPS OR the 2 references that you provided.

 

[Random411]

ShellyK
Oregon, The standard Hot Water Heater for a 2 BDRM, Dwelling is 50 gallons.
I also beleave that is the standard for a 1 BDRM Apartment or House. What you have is not even suitable for Motor Home. Maybe a Camper you have every right to seek legal councel - start buy calling home depot, a plumber,Building Inspector to confirm on the 50 gallons going thrue the same problem this is what i did to find my answer. Hope this helps.

No idea on the 50 gallon thing that was Shellyk's post. I never found anything to support that claim.

A.