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Old 12-14-2011, 11:48 AM   #16
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Faucet gets really hot, but then cools down


Get a helper. Then one person feel the hot pipe in the basement going to that bathroom. Then the other person turn on the hot water and let it run.

See if the hot pipe in the basement at first is hot, then cools down like for the tub.

If that is the case, then the problem is before the bathroom and you would not need to worry about the pipes in the bathroom wall!

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Old 12-18-2011, 10:34 PM   #17
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Faucet gets really hot, but then cools down


I think I've figured out the problem! The mixing valve is a Watts L70A. The L70A ranges from 100-130 degrees. If I switched the valve to a 70A (120 - 160 degrees) would that make a difference? The water is luke warm right now so I'm guessing it's not actually getting up to 130. What's the average or normal mixing valve?
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Old 12-19-2011, 12:10 AM   #18
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Faucet gets really hot, but then cools down


Quote:
Originally Posted by mracine923 View Post
I think I've figured out the problem! The mixing valve is a Watts L70A. The L70A ranges from 100-130 degrees. If I switched the valve to a 70A (120 - 160 degrees) would that make a difference? The water is luke warm right now so I'm guessing it's not actually getting up to 130. What's the average or normal mixing valve?
Oh, so now there's a mixing valve?
Google it and find the instructions on how to set it
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Old 12-19-2011, 12:25 AM   #19
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Faucet gets really hot, but then cools down


About 102 degrees F. is plenty warm for me for a shower. Other people like it more hot, but I suspect not much more hot.

FYI - I just googled hot tub temperature and 104, 106 F. seemed to be common.
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Old 12-20-2011, 03:04 PM   #20
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Faucet gets really hot, but then cools down


I think Dexter is headed in the right direction. Can't imagine the previous owners having tolerated this for an extended time. Water heater replaced two weeks ago? Do you know if the condition existed before it was replaced? If you flush the toilet several times is the incoming water really cold?
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Old 12-20-2011, 03:29 PM   #21
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Faucet gets really hot, but then cools down


Thanks for your help, everybody! I've spent hours and hours in the basement and finally tore apart my kitchen cabinets to find a mixing valve buried behind a cabinet. The first thing I did was cut an access hole in the back of the cabinet!!! I'm not sure how the previous owners could stand the water, but I'm not surprised by it. I moved into this condo after it sat on the market for a year and the previous owner had moved out. The heating system was basically shot (bargaining chip!!!) and the mixing valve appears to be the problem. It's not as bad as it sounds...I've lived with it for 9 months and never really had a problem but now that I have time on my hands, I thought I'd see why I'm not getting too much hot water. I'm going to replace the valve and see if that fixes the problem. I have verified that everything is working aside from the valve and the new tank is producing more than enough hot water. I can't even adjust the mixing valve without a pair of pliers so it has to be replaced, even if it isn't the problem. I'll post an update when I replace it.
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Old 12-21-2011, 12:17 PM   #22
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Faucet gets really hot, but then cools down


Good detective work!

That is a hard one to find. Shame on whoever covered that up...

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