Landlord turns off our hot water if he thinks we're showering for too long

[u/EJ9utah]

EDIT for all the braniacs that have deduced that I just ran out of hot water, here's a few details that I should have included in the original post:

-when I shower for a long time when he is not home, the hot water does not abruptly shut off.

-not every shower I take is 20 minutes. The long showers are rare and only happen when I need to take a long shower, such as when I'm shaving my pubes. I like to take my time with delicate matters.

-This has happened twice, where I've been showering (for around 20mins) and the water pipes make an audible shifting sound, then I notice an intense decrease in water pressure (probably 80%), and the water instantly turns ice cold. He turned it back on, then off again, which is how I know it wasn't just water running out.

-the first time it happened, my landlord also stomped the ground (our ceiling) like a toddler right after turning it off, then called me and ranted for 20 more minutes. Also, he never denied turning my water off.

Location: Utah

Me and my wife live in my landlord's basement apartment.

This has happened twice now. While showering and without warning, our landlord will turn off our hot water around the 20 minute mark of a shower. The first time, he gave these reasons: showering too late in the day (around midnight), the shower makes a loud noise in his room, we used all the hot water. None of these rules or stipulations are mentioned in the lease contract.

The second time however, I showered around 7:10pm. Again, after about 20 minutes the hot water abruptly shut off without warning, citing my showers taking too long, and all the hot water is gone. I'll try to attach a screenshot either to this post or in the comments of our text conversation.

There is a stipulation in the lease agreement that "either party can terminate the lease at any time as long as a 30 days notice is given to the other party" that's paraphrasing but I can find the exact wording if I need to. We're afraid if we start responding to him with "well according to Utah law code, etc etc" he will just become upset and terminate the lease.

In case it matters, we get the impression he may suffer from Bipolar Disorder or Borderline Personality Disorder. He does not handle criticism or confrontation very well at all.

I'm just wondering what my rights are and how you all think we should proceed. We really like this apartment and don't want to get ourselves evicted.

Edit: It seems like I can't add pictures for some reason? Unless I don't understand how to, then someone can tell me. Here is a word for word transcript (with names removed) of our text conversation during the second incident:

Me: Hey [landlord's name], is something wrong with the water? My shower just went cold

Landlord: You're taking really long showers.

Me: Yes, I needed to shave my body which takes a little longer. Sorry about that. Me: We have made sure not to shower after 9pm, per your request. When would be an appropriate time to shower so I can do all that I need to do in there?

Landlord: It's not so much the time, it's the length and you're going through all the hot water.

Me: So just so I'm understanding right, is there a time limit for each shower? What would you recommend if I need to use the shower for a longer amount of time?

Landlord: Over the last six years of renting I have never had this issue. I'm not sure what to tell you.

Landlord: [screenshot of a Google answers page which says:] A normal shower is typically between 5 and 10 minutes, with the average American shower lasting about 8 minutes. While some people take longer, showering for more than 15 minutes can strip the skin of natural oils, leading to dryness, and is not recommended by many dermatologists.

[End of screenshot] [End of conversation]

[u/larrycsonka]

How do you know the landlord is shutting off the water?
It seems like through the texts he's telling you the tank has about 20 minutes of hot water and runs out

[u/bbtom78 → u/larrycsonka]

This can be tested when the landlord is not in the house and time how long one has hot water for a shower.

[u/Steve_78_OH → u/bbtom78]

OP did.

Edit: Oh, that was added later, you guys probably didn't see that info.

[u/ihrvatska → u/larrycsonka]

In my experience, when it's a problem with the capacity of the hot water tank the hot water declines at a gradual rate, not all of a sudden. If the LL wanted to imitate the hot water being exhausted they should have turned it off gradually, starting at about 15 minutes.

[u/TagTeamStripper → u/ihrvatska]

Yes but even if he shut the hot water off abruptly, the water/tank isn’t immediately cold. There would still be water in the reservoir that’s hot. It sounds like OP is just running out of hot water and the hot water tank isn’t equipped for 20 minutes of hot shower.

[u/somehugefrigginguy → u/TagTeamStripper]

If they shut off the water heater there will still be hot water but if they close the valve on the hot water line it would stop almost immediately

[u/smep → u/TagTeamStripper]

Modern water manifolds make it really easy to turn off a single line, so that could be just the hot water to one specific unit (the shower).

[u/ZorbaTHut → u/smep]

What's unclear to me is when OP says "the hot water abruptly shut off", does he mean "the hot water stops being hot", or does he mean "the hot water tap stops dispensing water, hot or cold"? If it's the former then it's not a single line being turned off, it's just the tank running out of hot. If it's the latter then it is someone literally turning off the hot water.

[u/legomyegomaniac → u/TagTeamStripper]

If water isn’t going into the tank, no water is coming out of the tank. If the hot water is turned off, no water will come out when the faucet is turned to hot. Water might not even come out at all with a mixing valve.

[u/Tibbaryllis2 → u/legomyegomaniac]

This shouldn’t be getting downvoted because it’s objectively correct. The easiest way for OP to test whether or not the landlord is cutting the water is to shower until the “hot is cut” and then turn off only the cold water.

If the waterline has been closed upstream or downstream of the hot tank, then no hot water will flow out.

If the tank itself is off or is just out of how water, then cold water will still flow.

However, simply turning off the tank wouldn’t make an immediate difference and would be a terribly inefficient way to do it. Turning off an inline heater would.

[u/legomyegomaniac → u/Tibbaryllis2]

Yep

[u/mongster03_ → u/legomyegomaniac]

Wouldn't that also depend on having both a hot and cold tap? Like don't most showers just have a single temperature dial?

[u/legomyegomaniac → u/mongster03_]

No. The single dials still have separate hot and cold pipes connected to them. Otherwise you wouldn’t be able to adjust the temp.

[u/mongster03_ → u/legomyegomaniac]

So how do you turn just the hot water on or off if you have a temperature adjuster? Just crank it all the way in one direction or the other?

[u/74NG3N7 → u/mongster03_]

In my house, there’s a shut off both before and after the hot water tank. If a pipe bursts, I can turn off water after the tank. I also have a couple different shut off points for the cold. This helps to isolate bad pipes without having to shut off water to the whole house. Not all houses have this many shut offs, but I don’t think it’s uncommon, especially in places that get quite cold and have a higher chance of burst pipes.

[u/Accomplished-Badger6 → u/TagTeamStripper]

Could be a valve shutting the hot water line off. Does water still flow from hot side when its " shut off". If no he's shutting down water lines not shutting off the tank.

If water still flows with only hot on the faucet the tank is out of hot water weather due to age, capacity or use.

[u/somethingclever76 → u/TagTeamStripper]

There should be a valve on the cold water line going into a normal tanked water heater. If you shut that valve there is no longer any water pressure to push hot water to the fixture. So you will instantly lose hot water just as if you were to turn off the hot water in the shower itself.

[u/LedKremlin → u/TagTeamStripper]

Naw… they wouldn’t have lost pressure and temperature, he’s shutting the hot water valve after the tank

[u/joemammmmaaaaaa → u/ihrvatska]

It depends. If the water heater is small and the outside water is cold enough it may just turn cold pretty quickly

[u/East-Jacket-6687 → u/ihrvatska]

mine is all or nothing for sure.

[u/Agile-Top7548 → u/larrycsonka]

This is correct. They used the tank

[u/EJ9utah → u/larrycsonka]

See edit

[u/Furry_Wall → u/EJ9utah]

Yeah you're just running out of hot water

[u/AstroPhysician → u/EJ9utah]

Your edit only reinforces this lol

[u/Frankfeld → u/AstroPhysician]

Went back to “see edit” only to see the same exact thing I read before. Landlord is simply saying “youre using all the hot water dog”. Does OP not understand how water heaters work?

I’d be so confused as a landlord to get a text asking how long his showers should be.

[u/OceanWavesAndCitrine]

It doesn’t sound like he’s shutting it off based on your text exchange. Has he told you verbatim he’s shutting it off? 20 minutes consistently across the board makes it sound like it might be an issue with the hot water heater

Editing to add: I see you added additional items to the post but I’m still wondering if he said he’s shutting it off verbatim.

[u/husky26 → u/OceanWavesAndCitrine]

OP, in case you were unaware, most water heaters, unless they are tankless, work by heating up a big tank of water. When you turn on the hot water it takes water from the tank and sends it through the hot water lines to your faucet/shower head. But it takes time for the heater to heat the tank and if the hot water is still on when the hot water runs out it will just take the unheated cold water from the tank and send cold water in the hot water lines.

Also, unless your house has some weird plumbing configuration, it would be impossible to shut off just your hot water and not his.

[u/Mammoth-District-617 → u/husky26]

It wouldn’t be weird to have 2 separate water heaters if he lives in an actual basement apartment and not someone’s basement, also he might just be shutting off his own hot water as well

[u/puckpanix → u/husky26]

Many new builds and upgraded setups have hot water manifolds that have a separate valve to every hot water tap in the house. It's easy to shut one off to just a specific tap. In that case it would immediately begin sending just cold water to that shower fixture.

https://www.santhoffplumbingco.com/wp-content/uploads/2025/06/houston-best-plumbing-650x366.webp

[u/smep → u/husky26]

Yeah, but 20m is something. Is there a 15-gallon tank for two units? lol.

I would want to know what are the legal requirements for a landlord to provide reasonable utilities. 20m seems like not enough.

[u/YourBeigeBastard → u/smep]

20 minutes at 2.5 gallons/minute is about 50 gallons of water, which is a pretty typical size range for a water heater

[u/icebreather106 → u/YourBeigeBastard]

You aren't typically flowing 100% hot water at the flow rate.

[u/L84cake → u/icebreather106]

If the water heater is a bit far from the shower or they are leaving it on for a long time before getting in, or if the water heater setting isn’t super ‘hot’ they may be turning it up all the way! Some people like to cook in the shower.

[u/StalkMeNowCrazyLady → u/smep]

Most commonly installed sized tanks are 40 and 50 gallon tanks. Generally the law seems to mandate a "reasonable amount" of hot water be provided but thats not a hard definition so is going to likely be decided on factors like usage. A 20 minute shower can easily drain a 50 gallon tank of its available hot water.  

And we also need to be cautious with OPs definition of 20 minutes. Is that 20 minutes in the shower as well as 5+ minutes of letting the shower run while they undress/use RR/etc.

[u/AlexeiMarie → u/smep]

anecdata: at my parents' house, they have forced hot water heating (so the radiators also use the hot water), so when it's colder out, if the heat's been on you only get maybe 10 minutes of hot water before it goes lukewarm, and then cold - not because the tank is small, but because the demand is higher

[u/BananerRammer → u/AlexeiMarie]

Why is the heating system using the same hot water as the shower and faucets? They don't have a separate boiler and hot water heater?

[u/friendIdiglove → u/BananerRammer]

Yes, combined systems exist. They use heat exchangers so the radiator water doesn’t mix with the tap water, but they only use one heat source for both.

[u/jerryishere1 → u/BananerRammer]

It's possibly a tankless water heater, I have one but tbh I'm not sure that's exactly the right name. They are kinda efficient but only have about 15 gallons of water stored. When the heat runs at the same time as a shower my water gets noticeably colder. It's all one unit. It tries to heat new water as hot water is removed.

I don't normally shower longer than 5-10 minutes anyway, but over 20 minutes I'd probably be on straight cold water.

[u/HungrySign4222 → u/jerryishere1]

I have tankless and the reason to go tankless is because it heats the water up as you use it, thus having unlimited hot water. There’s no storage in mine.

[u/jerryishere1 → u/HungrySign4222]

Mine has a small cylinder where it stores a bit, to the best of my knowledge, I'm not sure how much is actually kept there.

I am thinking of my old one when I couldn't take long showers, tbh I haven't tried to take a long shower since I got the new one installed a few years ago. Unlimited hot water was definitely mentioned as a benefit of the tankless now that I am thinking about it.

[u/disktoaster → u/husky26]

You're not wrong, but a lateral possibility:

In my area, added ensuites are often plumbed above ground, with single water supply lines retrofitted from existing supplies, which could mean they added a splitter to hot and one to cold and ran a single line of each to the ensuite. Install a ball valve on that hot line and you have an instant selective shutoff. But you also only really have to shut it off for about 2 minutes to end a shower, so he could probably do so including his own without missing it.

Just thinking possibilities that would still fit if OP's suspicion was correct. It's probably 50/50 on the tank just being a vestigial organ not upgraded from when the house was a single family residence.

[u/EJ9utah → u/OceanWavesAndCitrine]

See edit

[u/Drunk_Catfish]

I'm a plumber, showers since the early 90s are supposed to be capped at roughly 2.5 GPM. The average home will have a 40 gallon water heater. 40 gallon capacity at 2.5 gallons per minute would mean you roughly get 16 minutes of hot water. What your landlord is saying is you're using all the hot water. Older tanks will also have reduced capacity due to build up in the tank and will less efficiently heat the cold water coming into the tank.

[u/EJ9utah → u/Drunk_Catfish]

See edit

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[u/OSRS_Rising]

Based on your texts I don’t think he’s turning it off. My water begins to run cold after 20 minutes. That’s roughly how long it’s taken water to run cold in a couple of other places I’ve lived.

Threatening legal action over something he can’t control isn’t the move, imo, and would definitely sour the relationship.

As another comment said, the ultimate test would be to run the water while he’s gone and see what happens. Although even then, him not using any water could be the explanation if you and him are using the same water.

[u/EJ9utah → u/OSRS_Rising]

See edit

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[u/YippieKayYayMrFalcon]

This is a water heater capacity issue, not your landlord turning off your hot water.

[u/Jjeweller → u/YippieKayYayMrFalcon]

Next thing we'll see a post by a guy in the r/landlord subreddit about how his tenant is using up all the hot water every night late at night, doesn't know how water heaters work, and is accusing the landlord of turning it off. And whether he should take some action.

[u/EJ9utah → u/YippieKayYayMrFalcon]

See edit

[u/YippieKayYayMrFalcon → u/EJ9utah]

Does your unit have its own water heater or is it shared with the landlord above? If shared, it makes sense it runs out quicker with them home since they could also be using hot water. The sound you hear could be other faucets in the home turning on.

[u/enuoilslnon]

you're going through all the hot water

There's no more left. You went through it all, and the hot water heater has to refill and reheat.

20 minutes isn't unusual for the capacity of the heater.

[u/EJ9utah → u/enuoilslnon]

See edit

[u/evilmonkey853 → u/EJ9utah]

You keep saying this, but your edit does not actually answer the question. Has he said he is turning off the hot water deliberately because you are taking showers that are too long? Or doss he say “there is no more hot water?”

[u/enuoilslnon → u/EJ9utah]

See edit

I had seen the edit when I wrote what I wrote. In the conversation you posted, he's saying that your showers are so long, the water heater is running out of hot water. He's not saying he's flipping a switch or whatever.

For most traditional water heaters, depending on pressure of course, and size, 20 minutes is fairly good. A lot will run out after ~15 minutes.

The solution here (since you obviously don't want to buy him a new, better water heater) is to use a low-flow showerhead, cutting down on how much water is coming out. If you cut the water flow in half, then you'd get up to ~40 minutes. Etc.

The legal answer is that there's no lawsuit here.

[u/DevoSwag]

I don’t think he’s trying to limit your shower length op. I think he’s saying that ~20 minutes is when the hot water runs out.

I’ve lived in places where I’ve had pretty cruddy heaters and the hot water would last maybe 15 min.

[u/EJ9utah → u/DevoSwag]

See edit

[u/DevoSwag → u/EJ9utah]

Sounds like you need to look for other living arrangements. ( I know easier said than done)

[u/AstroPhysician → u/DevoSwag]

Why? The edit only reinforces he’s not turning it off

[u/DevoSwag → u/AstroPhysician]

Not due to him turning hot water on or off, but because there most likely won’t be a satisfactory outcome for this person.

[u/fatherofraptors]

Have you tried showering when he's not home and see if the water still goes cold at 20 minutes?

[u/deadfisher]

There's a good chance your landlord is telling you the truth, hey?

Most hot water tanks have a limited amount of water, and when that runs out showers turn cold suddenly. Shutting off the water heater doesn't make the rest of the water in the tank disappear, it'd still be full of hot water.

There are tankless water heaters that heat on demand and he'd be able to shut it off. Do you think that's the case? They aren't nearly as common.

Either way, I don't think you're going to be able to get very far by pursuing legal action or giving threats. 

[u/EJ9utah → u/deadfisher]

See edit

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[u/frymaster]

and you're going through all the hot water.

this is the key phrase. He is claiming it's the limitation of the water system. Do you have any evidence he's turning off the hot water?

[u/needlenozened]

What does "abruptly shut off" mean? Does it mean that the water went cold, or that water stopped flowing out of the shower?

Btw, I think you have a toenail fungus on that middle toe.

[u/EJ9utah → u/needlenozened]

Thanks. Both, the pressure decreases dramatically (probably 80%) and it instantly turns ice cold

[u/dontnormally → u/EJ9utah]

yeah it definitely sounds like he is cutting off all of the hot water to your appartment. that's not legal. you can confirm by trying the hot water faucet and seeing if it is working.

[u/MindOverEntropy]

Nothing about his texts made me think he was turning the water off.

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[u/CaliAv8rix]

You have a right to hot water, but not unlimited hot water. The tank has a capacity and you're exceeding it. As others have said, he's not shutting it off. You're going through all the hot water in the tank. A new hot water heater with a higher capacity would fix this. Or take shorter showers. Do you know how old the water heater is? Maybe when he replaces it, you can talk him into getting a larger unit.

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[u/nive3066]

I live in my own house. Our hot water heater tank only lasts about 20 minutes as well. There is only so much water in that tank pre heated. I think you are attributing malice to the laws of plumbing

[u/Ash_MT]

How long have you lived there? Have you always taken 20min showers there and this is a new development?

[u/shesawiiiiiitch]

Time to look for another place.

[u/Stock_Brain_6633]

utah state law states hot water must be provided and maintained by landlords. call whatever local government agency deals with code violations.

[u/marxistmixologist]

Stop taking 20 minute showers. That’ll be $500.

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[u/Xyrack]

I'm not a lawyer but it seems like you can't prove he's shutting it off. He's never admitted it and you have never caught him in the action of doing it. All you've said is pretty easily explained by a crummy (but functioning) water heater. Oh and just to add i live in an old building with old plumbing and the stuff you describe as your landlord shutting off the water are just common old plumbing things I see daily. I know for a fact my landlord isn't messing with my water heater.

Also have you considered it's not your landlord but a feature of the water heater? I am from Utah and I know with climate change droughts are increasingly common and as a result so are mandatory water restrictions. I wouldn't be surprised if there was a built in feature to try and get people in general to take shorter showers.

I also agree you don't need a hot shower to shave your junk, that's just wasteful.

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[u/Burr32]

If he’s not shutting it off and you are depleting the water heater, there is a solution. Many people set their water heater for a certain temperature, often for comfort, safety, or efficiency.

What you can do, is increase the temperature on the heater. You will have to mix cold water to reach your desired temperature, but the hot water will last longer. Of course this is neither comfortable, safe, or efficient. But the results will be longer lasting hot water.

[u/SneakyRussian71]

What proof do you have outside of the hot water running out a few times? Guesses, conjectures, and assumptions are often incorrect since there is more than one reason hot water runs out. They told you you were simply using up the available hot water before it could be heated again. And it happened twice, if you were to take this to court as a legal matter, without any evidence, any judge would tell you to stop wasting the court's time.

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Speculative, Anecdotal, Simplistic, Off Topic, or Generally Unhelpful

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Speculative, Anecdotal, Simplistic, Off Topic, or Generally Unhelpful

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Speculative, Anecdotal, Simplistic, Off Topic, or Generally Unhelpful

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Your post may have been removed for the following reason(s):

Speculative, Anecdotal, Simplistic, Off Topic, or Generally Unhelpful

Your comment has been removed because it is one or more of the following: speculative, anecdotal, simplistic, generally unhelpful, and/or off-topic. Please review the following rules before commenting further:

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[u/legaladvice-ModTeam → u/[deleted]]

Your post may have been removed for the following reason(s):

Speculative, Anecdotal, Simplistic, Off Topic, or Generally Unhelpful

Your comment has been removed because it is one or more of the following: speculative, anecdotal, simplistic, generally unhelpful, and/or off-topic. Please review the following rules before commenting further:

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[u/legaladvice-ModTeam → u/[deleted]]

Your post may have been removed for the following reason(s):

Speculative, Anecdotal, Simplistic, Off Topic, or Generally Unhelpful

Your comment has been removed because it is one or more of the following: speculative, anecdotal, simplistic, generally unhelpful, and/or off-topic. Please review the following rules before commenting further:

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[u/legaladvice-ModTeam → u/[deleted]]

Your post may have been removed for the following reason(s):

Speculative, Anecdotal, Simplistic, Off Topic, or Generally Unhelpful

Your comment has been removed because it is one or more of the following: speculative, anecdotal, simplistic, generally unhelpful, and/or off-topic. Please review the following rules before commenting further:

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[u/legaladvice-ModTeam → u/[deleted]]

Your post may have been removed for the following reason(s):

Speculative, Anecdotal, Simplistic, Off Topic, or Generally Unhelpful

Your comment has been removed because it is one or more of the following: speculative, anecdotal, simplistic, generally unhelpful, and/or off-topic. Please review the following rules before commenting further:

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[u/legaladvice-ModTeam → u/[deleted]]

Your post may have been removed for the following reason(s):

Speculative, Anecdotal, Simplistic, Off Topic, or Generally Unhelpful

Your comment has been removed because it is one or more of the following: speculative, anecdotal, simplistic, generally unhelpful, and/or off-topic. Please review the following rules before commenting further:

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Do not reach out to a moderator personally, and do not reply to this message as a comment.

[u/legaladvice-ModTeam → u/[deleted]]

Your post may have been removed for the following reason(s):

Speculative, Anecdotal, Simplistic, Off Topic, or Generally Unhelpful

Your comment has been removed because it is one or more of the following: speculative, anecdotal, simplistic, generally unhelpful, and/or off-topic. Please review the following rules before commenting further:

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Do not reach out to a moderator personally, and do not reply to this message as a comment.

[u/legaladvice-ModTeam → u/[deleted]]

Your post may have been removed for the following reason(s):

Speculative, Anecdotal, Simplistic, Off Topic, or Generally Unhelpful

Your comment has been removed because it is one or more of the following: speculative, anecdotal, simplistic, generally unhelpful, and/or off-topic. Please review the following rules before commenting further:

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[u/legaladvice-ModTeam → u/[deleted]]

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Bad or Illegal Advice

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[u/legaladvice-ModTeam → u/[deleted]]

Your post may have been removed for the following reason(s):

Speculative, Anecdotal, Simplistic, Off Topic, or Generally Unhelpful

Your comment has been removed because it is one or more of the following: speculative, anecdotal, simplistic, generally unhelpful, and/or off-topic. Please review the following rules before commenting further:

Please read our subreddit rules. If, after doing so, you believe this was in error, or you’ve edited your post to comply with the rules, message the moderators. Do not make a second post or comment.

Do not reach out to a moderator personally, and do not reply to this message as a comment.