Interstate property's hot water system replacement

[evisional]

I have a investment property interstate (Brisbane). This morning, PM representative email me that "the tenant at your property, called up this morning advising that there is something wrong with the hot water system (...) Would you like me to arrange for a plumber to go to the property and fix the problem?"

It is quite unclear what happen to hot water system.No hot water or inadequate hot water or rust colored water whatever. It is not a very good information about the problem. Clearly, communication is not quite good.

I authorised him to arrange plumber to go to the property and inspect the problem.

This afternoon, he called me and reported that the hot water system has to be replaced. In the meantime, plumber temporarily fix the hot water system and it can work up to 1 week at cost of $140; And he will arrange quote for replacement of hot water system.

I requested him to ask plumber what is exactly wrong to the hot water systems? I have requested him to get 3 different quotes. However, he said that it will take time to get 3 quotes and tenants will not be happy to wait.

I do not want tradesman rip money off from me for unnecessary repair. The property has been purchased just 3 years but major replacements and repairs happens every year. These rarely happen to my own home and my investment properties in Melbourne. Each each, it incurred me significant maintenance cost for interstate property. Therefore, I have to carefully consider these issues.

What is your advice in this situation? what are your strategies to prevent tradesman rip money off from you when you cannot reach your property and sight the property often.

what is the average cost for hot water replacement?

 

[Coconutwheels]

I'd expect my pm to at least ask the tenant for a description the problem, pretty simple for the pm really. Imagine booking your car in at the mechanics with "there's something wrong with the motor"

Next I'd want know from the plumber what the temporary fix was and why it needs replacing. Get the quote for replacing and find out what you have been quoted on ie make model etc, ring a couple of plumbers for a ball park quote. If they are vastly different get them to go out and quote.

A good pm would be all over this, I have a couple of really good pm's that use excellent tradesmen but they still get second quotes just to keep them on their toes. Then some other pm's.....not so much

 

[Spades]

Personally i'd suck it up..Hot water is an essential service for most.

 

[Truly Exotic]

do what I do!

Put an ad up on gumtree, looking for a plumber to replace the system, stating you want it done asap, put the suburb, ask for prices to be emailed with you

and if its brisbane,you should have a fair few responses within 12 hours

taht will give you an idea of whether the PMs quote is reasonable or not

 

[handyandy]

Need a bit more info.

What is the size of the water heater?

Gas or electric?

How old is the one that is currently in place? If it's more than 5 years old and electric then it's likely it needs replacing.

Sounds to me that the element or the temp control unit failed. As that the only parts you can 'fix'.

If the pressure release valve fails then it generally burst the tank. Similarly if the tank has rusted through you have a major leak. In either case can't fix needs replacing.

We never use a standard plumber to replace a water heater rather we use organization that specialise in replacing only water heaters. They work out cheaper as they buy the units in bulk and replacement labour is at fixed prices.

They will give you a fixed price quote over the phone as long as you know all the details regarding your water heater.

Cheers

PS Brisbane hot water is the only supplier that is definitely a water heater specialist via Google. There could be others.

 

[evisional]

Thanks for your advice.

I just have 1st quote of $1800 for hot water system replacement. Is it fair price? I did not know how many liters of this hot water system. I may check with PM again.

 

[Sez]

I can't say whether that is a good quote without more details .

Your PM is right in that it is an urgent repair that will need to be done ASAP, however, I know with my plumbers I can have a plumber call me from site and say "Sarah, this hot water system has burst, major leak and needs replacement. Cost will be $1100 to replace with a *insert brand, size etc. here* tank"
I can then call a second plumber and say "Hi mr Plumber, can I have a ball park figure to replace a *current unit* with a *same unit other plumber quoted on*" and then that plumber will give me his price.
I call the owner with 2 prices so he knows it's all fair and above board and *ta da* authorisation for a new hot water service within 15 mins.
I think your PM is a little lax with asking the right questions and providing enough information for you to make your choice . Perhaps ask for another PM in the office and see if it's any better? A lot of my landlords don't ever want a second quote because they know that I have used the same tradies for years and trust me. I think you need a PM you can put a bit more trust in!!

 

[travelbug]

I agree that's it's an urgent repair.

The thing that sounds weird to me is the "I can fix it to last one week".

As mentioned the agent should have asked and specified what the problem actually was so you could make an informed decision.

 

[fisherman]

Could be one of those Chinese HWS.

Just get someone like Rheem to quote.

 

[Jacaranda]

If PM no help, I would call the plumber who went out to find out what was actually wrong, and as mentioned make a few calls to get an idea of prices.

Just had to replace an electric hot water system went for 160 litre tank, Vulcan (made by Rheem) for $1,155 in Eagleby, Qld.


Hope that helps.

 

[fisherman]

The top-up units usually fail because no-one knows to fill them.