Most reserve fund studies already plan for relining large hot water tanks. What they usually don't plan for is maintenance, because inexpensive maintenance sits in the operating budget, not the capital plan. That gap is where tanks get shortened. Here's how we recommend planning for them.
Large tanks are an asset of the building
Large domestic hot water tanks are usually set in place before the walls go up, and the building is often built around them. Replacing one is hard and often a six-figure bill. With the right maintenance program, large tanks can last indefinitely and replacement can be avoided entirely. Maintaining them is the cheapest long-term option.
Start early
We generally start servicing a tank within its first five years. Bringing us in early can extend warranty coverage on the tank, which takes out the short-term risk.
What the program looks like
An internal maintenance inspection every two years, covering the anodes, lining, sediment, fittings and couplings.
Anode replacement and minor repairs as needed.
Relining every 10 to 15 years to preserve the tank.
Weld repairs if and when they're needed.
Service is reasonably inexpensive, and relining typically costs less than 10% of replacing a large tank.
Why not plan around a bank of smaller tanks?
Smaller glass-lined tanks can't be relined. In our experience they last up to about 10 years when they're not maintained and closer to 20 when they are.
A bank of smaller tanks also needs more piping, more valves, more fittings and more insulation, and every one of those is something that can go wrong. When any of it isn't perfectly maintained, the system loses heat. A plumber removes insulation to make a repair and it never goes back on, or a small leak never gets fixed. That heat loss shows up as a higher utility bill, and the insulation itself is expensive to replace. Stainless steel tanks are another option, but they're much more expensive.
How this fits a reserve fund study
Plan for periodic relining of large tanks rather than replacement at a fixed age.
Carry two-year maintenance inspections in the operating budget.
Plan for replacement only where an internal inspection shows the steel has failed.
For smaller glass-lined tanks, plan replacement on roughly a 10 to 20 year cycle, depending on how well they're maintained.
Talk to us
Hydrastone works with building engineers, property managers and boards across Canada. Call 416-902-8265 in Toronto, 778-996-8265 in Vancouver or 403-466-8645 in Calgary, or email info@hydrastone.com.
