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My water heater works fine when first installed, but after 18 months the high pressure valve starts to leak and it gets progressively worse and then the high temp swith is activated. I have hard water, a well and pressure tank.

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robert

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  • Water Master
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Check pressure in pressure tank. should be same as water pressure. low pressure in pressure tank will cause issues.

Posted on Mar 11, 2015

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1helpful
1answer

T and p valve leaking and i replace it and pressure pushes out hot water

It sounds like it's doing it's job, by not letting your water heater turn into a missile, or exploding....The "T" in T&P stands for temperature. When it gets too high, the valve will open. The "P" in T&P stands for pressure. When IT gets too high, the valve will open. When they both get too high...you know the rest...The condition can be caused by many factors.
1. The house "pressure reducing valve" is letting in too much pressure. Any more than 80 lbs. is too much. 50 to 75 is good.
2. Hot water expansion in a closed loop system...no "prv" or "water meter" bypass...To fix, you can install a small "expansion tank" above the water heater. It will allow the extra bit of water to go somewhere temporarily, Letting the T&P valve stay closed. Installation is always on the hot outlet side, because high efficiency water heaters use a "check ball" in the factory installed cold water inlet nipple, which also doubles as a dip tube. (lets cold water into the heater at the bottom)
When a gas fired water heater turns on, there is a pretty fast spike in both temp. and press.
3. The gas control valve itself, has a non resetting 190 degree, "high limit" safety shut off feature. IF that were to fail, the control would run away temperature wise, but I have never heard of one failing.
regards!
0helpful
1answer

I have a GE Profile Water Heater Model #SE40M12AA01.

I recommend safety changes to prevent ruptured water heater and assorted leaks.
135 degree hot water.
Maybe replace TP valve if it is dripping.
Drip pan under water heater with 3/4" drain line to outside.
Expansion tank on incoming cold water line to absorb pressure build-up, and prolong life of tank and plumbing.

Here's why:

1) Yes you can have scalding hot water.

2) I recommend 135 degrees since that will burn the evil right out of ya. And generally kill clothes washing bacteria.
http://waterheatertimer.org/How-to-adjust-water-heater-temperature.html

3) 150 is dangerous and can seriously burn skin in 1.5 seconds. Not safe around children and elderly.

4) Temperature settings on electric water heater are approximate, since thermostats are calibrated approximately, and read temperature through tank wall.

5) Also if you want to increase amount of hot water for high-consumption household, then setting tank temperature upward is one solution since more cold water is mixed with hot, so amount of hot inside tank goes further.

6) High temperature can cause TP valve to release water.
TP valve is pressure-temperature safety valve. Do NOT cap off.
Rating should be 125 psi and 180 degrees ... but all things water heater are approximate, and TP valves need replacement now and then.
It is not recommended by water heater manufactures to use 150 psi TP valve when water heater came with 125 psi. Rating shows in small print on end of TP. New TP valves sold at local hardware. Let tank cool before installing new one.

7) Higher temperature and high pressure can rupture tank.
Pressure over 80 psi shortens life of water heaters and plumbing fixtures. Put BTG100 pressure gauge on water heater drain valve to check pressure.

8) You need a drip pan with 3/4" drain line to outdoors, or to drain vent line, to prevent flood caused by ruptured water heater.
Turn water heater off when going on vacation.
Inspect water heater each 6 months.
Drip pan available at local home center or hardware:
http://waterheatertimer.org/9-ways-to-save-with-water-heater.html#drip

9) Heated water expands and puts pressure on tank and pipes.
Water does not compress... so when water gets hotter it expands against tank wall and against pipes.
Especially in closed system (check valve present) when system is without expansion tank.
Expansion tank is installed on incoming cold water line.
http://waterheatertimer.org/9-ways-to-save-with-water-heater.html#expansion

If you need further help, I’m available over the phone at https://www.6ya.com/expert/gene_9f0ef4df2f9897e7

0helpful
1answer

How do i install a pressure tank to my water heater?

Do you mean expansion tank? To relieve pressure?
Expansion tank goes on cold water line before cold enters tank.
See image:
http://waterheatertimer.org/images/water-heater-expansion-tank.jpg

Expansion tanks are installed when TP valve is constantly drizzling hot water due to very hot temperature settings. Or when water pressure is high, etc
It's also smart to install expansion tank so plumbing lasts longer, and older tank is less likely to rupture and cause damage. Inspect tank for leaks each 6 months.
Some regions require expansion tank by local code.
Water heater can be damaged when pressure exceeds 80psi. : Test pressure using pressure gauge at water heater drain valve.

Other resources:
http://waterheatertimer.org/9-ways-to-save-with-water-heater.html
http://waterheatertimer.org/How-to-adjust-temperature-on-water-heater.html
http://waterheatertimer.org/images/BTG-100-Pressure-gauge.jpg
0helpful
2answers

Vacuum valve leaking water

Question is unclear.
What is a vacuum valve?
You posted under electric water heater.
Water heaters are associated with TP or 'safety overflow' valve, water shut-off valve, tank drain valve, pressure-regulating valve, mixing valve and possibly a few other plumbing valves.
Vacuum valve implies that a compressor is creating pressure on one line while creating vacuum on another line. I don't know of a water heater that uses air compressor.
Open following link to help troubleshoot leaking water heater:
http://waterheatertimer.org/Leaking-water-heater.html
0helpful
1answer

I have a Rheem Water Heater, Model No. 41V40540, Serial No. RHNG0999F05061. It is leaking water on the outside of my house into my grass and the grass is soaked!. I was told that I need to have the...

This is correct the water is leaking from a "Temperature Pressure Relief valve" Often called a TPR valve. This is not that uncommon. But the Question is, is the valve bad, or is it working fine and just doing it's job? These valves are designed to open when the water gets too hot or the pressure gets too much. So the problem may not be with the valve. It may be the heater is set too high, or that the water pressure in the house is to high. Here and Here are some links about TPR's The good news is if it is just a bad TPR it is not a difficult or expensive repair. Just make sure you get an identical one. (one that has the same ratings) Here is another that talks about replacement.
If this helps please rate it.
0helpful
1answer

I have water leaking from a valve on top of my AO Smith PCGC 50 water heater.

Hi,
That is called a pressure relief valve....
If the water gets too hot, the pressure builds too high in the tank or the valve goes bad, it will leak...
Remember that this valve is a SAFETY device!!!
Do NOT plug the valve off...
Find out why it is leaking and get it fixed...

heatman101
3helpful
1answer

Pressure releif valve leaking

Hot water pressure relief valves serve two functions. The first is to remove high-pressure water from the hot water tank. The second function is to act as a high temperature valve to remove water that exceeds a predetermined point for the valve. Both of these relief settings are preset at the valve factory. Many pressure relief valves will come with a metal tag that identifies these release points. If you're attempting to remove the hot water heater pressure relief valve, pay careful attention to ensure that you replace with the correct valve.

Your hot water heater has a pressure relief valve safety mechanism. When pressure inside the water tank exceeds certain limitations, the valve opens up to allow the pressure to be released. A faulty pressure relief valve will not release excess pressure, which could cause extensive damage to your home. You should test the hot water heater pressure relief valve once every six months to ensure proper operation. If the pressure relief valve fails the test, replace the valve with a new one immediately

Locate the pressure relief valve on your hot water heater. The pressure relief valve has a lever handle on top with a drain pipe attached to it. The pressure relief valve is most often on the side of the water tank toward the top. Newer models of hot water heaters have the pressure relief valve on top of the water tank.

  • Inspect the area around the pressure relief valve for signs of leaking water. If there is leaking water near the relief valve connection, replace the relief valve. If no leaking is evident, proceed with testing the pressure valve.

  • 3

    Examine the area below the pressure relief valve drain pipe. Most water heater closets either have a drain in the floor below the pipe or the pipe is inserted into another pipe to direct the water out of the home. If the end of your drain pipe is not in another pipe or there is no drain in the floor, place a bucket under the drain pipe to catch water when you test the pressure relief valve.

  • 4

    Pull the lever handle on the top of the pressure relief valve up with your fingers. A working lever will lift up without difficulty.You should begin to hear water going through the drain pipe. Slowly release the lever to shut off the pressure relief valve. The pressure relief valve is good. If you did not hear water running through the drain pipe, lower the lever on the pressure relief valve and replace the valve. If the lever is difficult to raise, do not force the lever. Replace the pressure relief valve.


  • Now with all that said if you have a closed loop water supply system and you have a pressure vessal/expantion tank it may have gone bad and is making the TP valve leak. you can call your water provider to see if you have closed loop system.
    2helpful
    1answer

    Just purchaced a 99 jamboree with an atwood G6a-8e water heater. while on a trip I lit the water heater, and after 30 minutes someone told me water was leaking from the side. I noticed the pressure relief...

    It's gas operation only, but has electronic ignition for propane. ( just to confirm, if you look at back of water heater, it would have a metal or black plastic cover and hydro cable going in side or top of it.)
    There are usually 3 things that may cause pressure relief to leak. 1) Faulty,corroded pressure relief valve, which usually needs to be replaced if it goes faulty. 2) water temperature is getting too hot, which could indicate a faulty thermostat. 3) If your hooked up to city water, the pressure may be too high, causing excess pressure build up in hot water tank, thus pressure relief opens. If your running off your on board pump, this is probably not the cause, as they are usually set at 40 psi.
    Ist, - try pulling lever on relief valve slightly open ( careful it's hot !!) to clean out any calcium that may be logged on seal thus causing leak. If that doesn't do it, and the hot water isn't running out steady and appear to be under extreme pressure while leaking, then I'd change the pressure relief valve. Remember when you do, shut off water to system, and relieve pressure by opening a tap, and pressure relief as well after that. New one shouldn't be too expensive, just make sure you get same thread, 1/2"NPT or 3/4"NPT. Use a little teflon tape, or pipe dope whatever you prefer when re-installing as well as clean threads a little before.
    If it really starts gushing out pressure relief when heating or heated, and water seems hotter than normal, it's more than likely a faulty thermostat. I'll wait for your reply on what condition your experiencing before I go in to how to change the thermostat.
    2helpful
    1answer

    Why does the t&p valve leak on a new water heater and even a small leak with water turned off?

    Hi,
    Try letting some water through the valve by holding the handle up and then snapping it shut. There may be some dirt under the seat of the valve.
    Otherwise the vlave is leaking because the water is either to hot or there is too much pressure in the tank.
    In some cities the pressure of the water supply is too high and with the expansion of the water, it creates too much pressure in the tank. An expansion tank will need to be installed near the water heater.
    You may also just have gotten a bad vlave.

    Heatman101
    2helpful
    3answers

    Hot water heater leaking at the top valvue

    If it is your pop off valve (also known as a temp and pressure valve) it will most likely be due to a over pressure situation, whether it is due to excessive temp, or high street pressure, I'm not sure.  There is also usually a vacuum breaker on the cold side of the hot water tank, this will on occasion spit out a little water, but unless it is defective, it should never be so much as that you would notice a "leak".
    Another thing, if it is the T & P Valve, there should be no shut off installed on the piping.  There should be a pipe that terminates with 18" of the floor, and it is not normal for this valve to discharge unless there is a problem with the temp or the pressure inside the tank.
    Hope this helps
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