I recently bought a 105 year old Queen Anne with a carriage house that has a mother-in-law suite above it.
During the home inspection, the inspector flagged the carriage house water heater as unsafe because it was wired with 14-2 wire and a 40 amp breaker. We listed this as an item to be fixed by the sellers, they agreed to fix it, an electrician came out, and we closed on the house.
We soon found that the water heater wasn't working. I called the home warranty company and they came out to review it. The electrician had simply put conduit over the 14-2 wire and switched out the 40 amp breaker for 15 amp one, which had tripped and would pretty much trip any time within a few hours after being reset.
I can't really afford to have an electrician come out and rewire the place, the electrician the sellers hired said that that's all he'd been instructed to do ("make it safe") and won't fix it.
The warranty company's repair guy said it's not covered under the warranty, but he suggested that since very little hot water is actually used, I might be able to switch out the existing elements for lower powered ones that wouldn't draw enough current to trip the breaker.
Replacing the elements doesn't look terribly difficult, but I can't seem to find an answer on what size element would be appropriate. Does anyone have any suggestions?