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Old 05-03-2016, 01:13 PM   #16
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Re: Water heater constant T&P drain


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96 PSI is too high for a house. Most fixtures have a max PSI rating of 80 psi.
If your house has a pressure regulator then it is failing.
If it does not have a pressure regulator then it needs one, if you are on city water.
If you are on a pump then the pressure switch needs to be adjusted.
Also, if your expansion tank read zero chances are good that it has failed as well.
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Old 05-03-2016, 01:17 PM   #17
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Re: Water heater constant T&P drain


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Also, if your expansion tank read zero chances are good that it has failed as well.
Initially I was under the assumption that the expansion tank was working because my wife knocked on it (with me on the phone) before I shut everything down and it sounded empty (ting ting ting), now that everything is back in working order the knocks sound solid (thud thud thud). I also tried to let some pressure out after reading 96 psi, but nothing come out, no air, no water.
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Old 05-03-2016, 01:32 PM   #18
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Re: Water heater constant T&P drain


You can't have two different water pressures on the same system. If the tank is 96psi the whole system is 96psi.
80 psi is still too high. 50-60 is more common.
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Old 05-03-2016, 01:36 PM   #19
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Re: Water heater constant T&P drain


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You can't have two different water pressures on the same system. If the tank is 96psi the whole system is 96psi.
80 psi is still too high. 50-60 is more common.
Thanks. I'll check on it again tonight and report my findings.
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Old 05-03-2016, 01:49 PM   #20
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Re: Water heater constant T&P drain


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I noticed that while trying to test pressure. After I replaced the T&P valve I checked the pressure in the expansion tank, it read 0 psi. After replacing the valve and getting the WH back to operation I re-checked the expansion tank pressure and it read 96 psi. Is this normal?

For the T&P valve replacement I shut off the WH breaker, shut off cold water, relieved pressure and drained WH. Changing the T&P valve was quick and easy. The old one had black crud all over it and had a lot of resistance compared to the new one. Water trickled out of the T&P drain for a few minutes, then stopped. I checked again this morning and still no signs of water out of the drain.

I can't wait to see how much the utility bill is going to drop. Before noticing the T&P issue I had to replace the drain pipe where it runs into my crawl space. Somehow the CPVC was chewed away (what looks like rats, but very strange considering the location). Since the T&P valve was faulty, the water was constantly draining into the hollow part of the cinder blocks... just flooding away. I noticed the issue because the garage smelled swampy then the cinder blocks began to leak water!

All seems to be fine so far. Thanks all for your help!
Your expansion tank has lost its air charge. Time to replace it.

Also sounds like your house water pressure is too high. You may also have a faulty pressure reducing valve.
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Old 05-04-2016, 02:13 PM   #21
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Re: Water heater constant T&P drain


I re-checked the expansion tank pressure last night... 135 psi!!! I shut the cold water supply off and opened the T&P valve then re-checked the expansion tank and it read 12.5 psi. I am still unable to manually remove air from the expansion tank. Looks like I'll put another one on.

Where would I find a pressure reducing valve? We are in rural north Alabama, but we are serviced by city water. Would the pressure reducing valve be located at the main?
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Old 05-04-2016, 02:59 PM   #22
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Re: Water heater constant T&P drain


Yes, somewhere near where it enters the house. Usually at the water meter.
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Old 05-04-2016, 06:44 PM   #23
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Re: Water heater constant T&P drain


The PRV should be right where the water line enters your house. It should look something like this.
135psi is way too high. There may not be any issue with the TPV. it's just releasing because of the high PSI.

Water heater constant T&P drain-watts-20prv-20web.jpg
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Old 05-10-2016, 10:37 PM   #24
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Re: Water heater constant T&P drain


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The PRV should be right where the water line enters your house. It should look something like this.
135psi is way too high. There may not be any issue with the TPV. it's just releasing because of the high PSI.

Attachment 271129
That makes perfect sense. I'll start searching to see if I can find the PRV. This past week has been hectic. Finals week, soccer games, mothers day, and party planning.

When I locate the PRV what should I look for to see if it is functioning correctly, if anything?
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Old 05-10-2016, 10:40 PM   #25
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Re: Water heater constant T&P drain


From your previous posts I would say it is not functioning.
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