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I almost got tricked!

By Roy A. Peterson

Home Inspector with Domicile Analysis of Texas

October 18, 2008 11:01 AM

Yesterday I was inspecting a quadplex for an investor and of course all the units were tenant occupied. On the first unit on the hot water heater I noticed it had a recently replaced T&P (Temperature & Pressure) relief valve.

T&P valves are designed to relief the water pressure of over 150 degrees F to protect the glass liners from cracking.

At a glance I observed a problem with the exhaust line on the T&P valve, the first thing it has an incorrect coupling installed, the second is the wrong type of materials used as an exhaust line.

The best part is when I tested the valve, its leaking at the coupling and the exhaust line terminates right at the wall. See the hole at the bottom there on the right side. That where the exhaust line goes to the exterior is suppose to be connected.

Why would someone go to all trouble on replacing a T&P valve on a hot water heater that is manufactured in 1993, that's a 15 year old unit. The average life expectancy of a hot water heater is approx 10 - 13 years.

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Gene Allen

Fathom Realty - Cary, NC

Realty Consultant for Cary Real Estate

I guess they wanted to make sure they were in compliance. I am not sure I would replace something because it is old and insurance companies shouldn't either. After all, when is your car to old to drive?

Oct 21, 2008 09:27 AM

Jack Gilleland

Home Inspection and Investor Services, Clayton - Clayton, OH

Homeowner says, "I can do that, doesn't look hard at all."

Jack

Oct 21, 2008 04:21 PM

Jack Feldmann

Clayton Inspection Service, Inc. - Knoxville, TN

Roy,

It's hard for me to tell by the photo, but it looks like they used one of the pre-made TPR overflow pipes that are sold at Lowes, Home Depot and plumbing supply houses. They look like thin wall plastic, but are stamped on the side TPR discharge,etc. and have one of those coupling like the one in the photo.

The other part that is confusing to me is in the first photo the pipe looks like it's plastic, but in the second photo it looks like it's a piece of copper that is crimped on the end.

Of course, you were there, and could see it much better than I can from the photos

A comment on Russel's post. When I lived in So CA I once saw a water heater that looked like an old juke box. It was chrome and pastel colors and looked brand new. It was an old Sears and if I remember right, the date on it was early 50's, and this was in early 90's when I saw it. No photos from those inspections to post on the web.

Oct 27, 2008 11:06 AM

I almost got tricked!

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Roy A. Peterson

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