Water heater over 10 years old: should it be replaced before buying?

A tank water heater generally lasts 10 to 12 years. Past that age, the risk of the tank leaking rises quickly, and a failing tank dumps tens of litres on the floor.

That is why many insurers require its replacement or exclude water damage from an appliance that is too old. The manufacturing date is on the label: it is the first thing to read.

The manufacturing date appears on the rating plate, in plain text or within the serial number (manufacturers publish the key). The inspector notes the age, corrosion at the base and fittings, the condition of the relief valve, the presence of a drip pan and of a nearby drain.

A water heater without a drip pan in a room with no floor drain is the costliest case when it leaks: the water goes into the finishes. The pan only helps if it is connected to a drain.

Call your insurer with the age of the appliance. Some require replacement within months of purchase. Others apply a deductible or an exclusion for an appliance over ten or twelve years old.

It is an easy item to negotiate: known cost, quick job. A seller rarely refuses to replace it or to adjust the price accordingly.

Replacing a standard electric tank water heater, installed by a plumber, most often runs from a few hundred to a little over a thousand dollars. A connected drip pan and a leak detector with alarm add little.

These are orders of magnitude. Confirm them with a quote.

Here is what I would do.

1. Read the date on the label and send it to the insurer before lifting the condition.
2. Check for a drip pan connected to a drain. Otherwise, plan one.
3. Install a leak detector with alarm as soon as you move in, whatever the age.

I note the water heater’s age, corrosion and the absence of a pan or drain, and I put the call to the insurer among the steps before lifting the condition.

Does your report mention this? Send it to me. In five minutes, I tell you what is priority, what to have checked and what to ask the seller.

It works until the day the tank leaks, without warning. The question is one of risk and insurance, not of function.

A rented water heater is maintained and replaced by the supplier. Check the contract, which often follows the house.

Tankless water heaters last longer and store no water. The risk of a major leak is much lower.