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Articles by Real Estate Professionals
Home Inspections - Hot Water Valves
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services, the real estate professionals will discuss different specific "Topics"
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Author, Edward Robinson is vice president of Professional Engineering
Inspections, Inc. He holds a degree in mechanical engineering from the University of
Houston and is a TREC licensed real estate inspector in the Houston area. You may contact
Professional Engineering Inspections's at (713) 664-1264.
Failed Temperature And Pressure Relief Valve.
Temperature and pressure relief valves are included on all closed-system
equipment intended to produce hot water, including water heaters. The purpose of a relief
valve is to prevent excessive pressure and/or temperature into the steam range, which can
cause tank explosion or scalding at fixtures in the event of a control malfunction in the
operation of a water heater. Unfortunately, a majority of the valves encountered during
inspections are found to be non functional or have not been properly installed and may
fail under actual use, which can result in catastrophic failure of the water heater. This
is mostly as a result of owner negligence in not properly testing and having the valve
serviced or negligence by the installer of the valve. Worse yet is the fact that many do
not understand the importance of this safety device. The importance of the proper
operation of the valve is underscored by information provide by ASME that over 21,000
boiler and pressure vessel accidents occur in the United States alone. Explosion of a
water heater due to excessive pressure and temperature often results in severe damage to
property and can result in loss of life because of people being in the proximity of the
heater when it explodes with extreme violence.
Proper Installation:
The temperature and pressure relief valves on most water heaters are installed
with a temperature sensor extending into the tank, near the top of the tank, and have a
drain line graded downward for its full length and extending to a visible outside
location, with the end of the line pointed toward the ground and within approximately 1
foot of the ground. In most cases where the valve is installed for residential use, the
valves are rated to open at a temperature of 210° F and a
pressure of 150 psi; however, the ratings for pressure should be below the rated pressure
for the water heater in which they are to be installed. The drain line connected to the
relief valve must be the same size as the valve outlet, be as short as possible, and it
must have very few turns to allow pressure buildup if the valve is activated.
Additionally, care should be taken when installing the elbow at the discharge line so that
an elbow is not used which could allow caps or plugs to be installed on the drain line in
the future. The discharge of the valve is normally installed to vent to a safe visible
location at the outside of the house for safety in the event the valve should open.
Improper installations of valves may include:
- The improper use of an unapproved drain line material. This may result in
failure of the plumbing pipe if it is not rated at the temperature and pressure of the
safety valve used, allowing scalding water to be discharged into the living area. The best
drain line materials are copper pipe and galvanized steel pipe.
- The use of an undersized drain pipe, a drain pipe having too many turns, or of
an excessive length. These factors can prevent the relief valve from venting sufficient
water from the heater in order to prevent the water heater tank from failing. Often,
threaded elbows are used at the discharge point of the drain line, which may allow a plug
fitting to be installed. This is seen most often if the valve begins to leak and is
plugged by a homeowner.
- The valve may be improperly installed on a discharge or inlet line at the top of
the water heater. The manufacturers of most valves require that the valve be installed
directly onto the tank with a sensor probe extending into the tank.
- Improper testing of the valve. The valve should be tested at a minimum of 1-year
intervals, with more frequent testing desirable. Testing of the valve ensures that it does
not become clogged with corrosion or mineral deposits. Testing also ensures that the drain
line does not become clogged with debris or insects.
- Improper routing of the drain line. The drain line should be installed with a
down grade away from the water heater. If the drain line is routed up, water which may
periodically seep from the valve will stand against the valve, which can result in
corrosion and failure of the valve to operate. Additionally, the drain line should be
protected where it passes through areas where freezing could occur to prevent seepage from
freezing in the drain line and causing a clog.
It is recommended by most manufactures that temperature and pressure relief
valves on water heaters be tested at intervals of at least one year, with more frequent
testing being desirable. It is further recommended by many manufactures that these valves
be removed and inspected by a qualified plumber at intervals of not greater than 3 years.
If the valves are found to be worn or defective as the result of testing and/or
inspection, they should be replaced. Signs of a worn or defective temperature and pressure
relief vale include:
- A valve which does not open when the test lever is pulled with a normal amount
of force.
- Corrosion on the stem of the valve.
- Water leaking from the valve stem.
- Water leaking from the drain valve.
- A valve which does not close normally after being tested.
Owners should be on the lookout for water heaters showing signs of distress
which indicate a malfunction. Indications of an overheating water heater may exhibit the
following conditions:
- A discharging safety relief valve.
- Scorched or burning paint on the skin/casing.
The recommended safe intervention is to:
- Remove the heat source by stopping the supply of fuel.
- Do not try to relive the pressure.
- Do not add cool water into the vessel.
- Do not try to cool the vessel.
- Let the vessel cool down naturally.
- Get away from the vessel and call a qualified repair company.
As well as having an operational temperature and pressure relief valve, it is a
good idea to have a readily accessible shutoff valve for the gas supply to a gas heater or
know where the controls for an electric heater are. This will make it safe and easy to
turn off the fuel supply to the water heater in the event of a malfunction. In addition to
frequent testing of the temperature and pressure relief valve, it is also a good idea to
have your water heater inspected on a yearly basis in order to detect any need for repair
before any malfunction becomes a hazard to one’s house or health.
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