Maintenance: Hot Water Systems (HWS)
In this chapter we examine hot water systems, both shared and individually owned. We also discuss preventative maintenance.
Legislation – Strata Titles Act
Click on Legislation above, to view strata title legislation and hints.
Legislation – Community Titles Act
Click on Legislation above, to view community title legislation and hints.
Common Problems
The following pictures illustrate some typical types of HWS installations at units along with some common problems.
Gas Storage: This installation is owned by the Corporation and serves four units. It is gas fired with a flue through the common roof.
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Water meters (on adjacent wall) are used to measure the amount of hot water used by each resident. This is then used by the gas company for billing purposes.
Some common problems include
- the gas pilot flame blowing out
- leaking pressure relief valves
Electric: This installation shows two separate hot water services serving two separate units, the law designates that they are the respective owner’s responsibility to maintain. They heat continuously as they are too small to store heat overnight on J tariff (off peak) electricity.
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Some common problems include
- leaking tank
- leaking pressure relief valves
Preventative Maintenance – anode replacement
Replacing Owner or Corporation’s hot water systems (HWS) is both expensive and inconvenient. There is an answer to extending the life of storage type units
Sacrificial anodes are built into most HWS to prevent corrosion. These anodes work by corroding before the lining of the tank does. The anode is more electrochemically reactive than the lining of your tank and consequently the lining is left untouched.
To ensure the continued protection of the lining of your HWS the anode needs replacing approximately every three (3) years.
Sometimes the HWS is forgotten until the shower runs cold or the tank rusts through and floods.
The cost of a standard anode replacement is approximately $200 (depending on the age of the HWS and level of corrosion) which is cost effective considering the cost of replacing your HWS.
The cross section below shows the elements of a typical hot water storage system. The anode is inserted and removed through the top of the storage cylinder.
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Best Practice
A responsible officer or the manager to make a note in their diary to have your group’s licenced plumber check/replace the common anode in all shared hot water systems every 3 years, or as recommended.
Gas instantaneous: Units in this group are served by gas fired instantaneous water heaters. They are the owner’s responsibility to maintain.
These heaters only heat when water runs through them. In the model depicted the gas is controlled by a rubber diaphragm.
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Some common problems include
- pilot light blowing out in exposed conditions
- diaphragm perishes – no hot water
- scorching of eaves above the heater
- replacement heaters require replumbing, new electrics as well as compliance with new regulations on placement
Preventative Maintenance – instantaneous
One of the most common parts to fail is the rubber diaphragm which turns the gas on and off. Over time this perishes and the water becomes cooler and eventually fails to heat.
We suggest your HWS checked be checked by a qualified person plumber. Also we suggest a general clean and service every two years.
Solar hot water heating: The photograph below shows a typical solar hot water panel installation.
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Hint
The owner requires the Corporation’s approval to install. See Policy suggestion under the Meeting section.
Best Practice
Organize a qualified plumber to check your HWS. This can help extend the life of your HWS by identifying problems such as corrosion, pressure relief valves etc.
Tools
The following tools may assist in the maintenance and replacement of hot water systems at your Corporation.
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Hot water service types |
Electric hot water service |
Gas hot water service |
Strata Titles Act (plan number less than 20,000)
If a hot water service serves more than 1 unit it is considered to be common property under Section 5 of the Act. Section 25 explains the Corporations responsibility to maintain the hot water service.
Section 5 (6) The common property comprises:
(b) any pipe, cable, wire, duct or drain that is not for the exclusive use of a unit;
(c) any structure that is not for the exclusive use of a unit installed before the deposit of the strata plan;
(d) any structure installed by a strata corporation as part of the common property;
(e) any other structure on the site committed to the care of a strata corporation as part of the common property.
Section 25. The functions of the strata corporation are as follows:
(a) to administer and maintain the common property for the benefit of the unit holders and, to such extent as may be appropriate, other members of the strata community; and
(b) to administer all other property of the corporation
What does this mean?
The strata corporation owns a hot water service that is shared between units.
Community Titles Act
If a hot water service serves more than 1 unit it is considered to be common property under Section 28 of the Act. Section 75 explains the Corporations responsibility to maintain the hot water service.
Section 28—Common property
(1) The common property created by a community plan comprises—
(b) the service infrastructure (except for any part of the service infrastructure that is vested in a Minister of the Crown or other authority or person and the parts of the service infrastructure that provide a service to only one lot)
Section 3—Interpretation (1) In this Act, unless the contrary intention appears:
service infrastructure means cables, wires, pipes, sewers, drains, ducts, plant and equipment by which lots or common property are provided with—
(a) water reticulation or supply; or
(b) gas reticulation or supply; or
(c) electricity supply; or
(d) heating oil; or
(e) air conditioning or ventilation; or
(f) a telephone service; or
(g) a radio service; or
(h) a computer data or television service; or
(i) sewer systems; or
(j) drainage; or
(k) systems for the removal or disposal of garbage or waste; or
(l) other systems or services designed to improve the amenity, or enhance the enjoyment, of the lots or common property;
75—Functions and powers of corporations
(1) The functions of a corporation are
(a) to administer, manage and control the common property for the benefit of the owners of the community lots; and
(b) to maintain the common property and the property of the corporation in good order and condition
What does this mean?
The community corporation owns a hot water service that is shared between units.
