Water Heater Exposion on my way to this afternoons inspection

[Scott A. Hand]

I have a question...Why would someone screw a nut into the TPR valve?

I wish this system would let me attach a photo. I guess the file size is too big.

[lkrausz]

Good information Bruce.

[Brian E. Kelly]

WARNING:

FAILURE TO COMPLY WITH THESE INSTRUCTIONS REGARDING THIS VALVE CAN RESULT IN SERIOUS INJURY OR DEATH AND/OR SEVERE PROPERTY DAMAGE.
ANNUAL OPERATION OF T&P RELIEF VALVES
WARNING: Following installation the valve lever MUST be operated AT LEAST ONCE A YEAR by the water heater owner to ensure that waterways are clear. naturally occurring mineral deposits may adhere to the valve, blocking waterways, rendering it inoperative.
When the lever is operated, hot water will discharge, if the waterways are clear.
PRECAUTIONS MUST BE TAKEN TO AVOID PERSONAL INJURY FROM CONTACT WITH HOT WATER AND TO AVOID PROPERTY DAMAGE.
BEFORE operating lever, check to see that a discharge line is connected to this valve, directing the flow of hot water from the valve to a proper place of disposal.
If no water flows when the lever is operated, Replacement of the valve is required, TURN THE WATER HEATER "OFF" (SEE YOUR INSTRUCTION MANUAL) AND CALL A PLUMBER IMMEDIATELY.

REINSPECTION OF T & P VALVE RELIEF VALVES:

WARNING: Temperature and pressure relief valves should be inspected AT LEAST ONCE EVERY THREE YEARS, And replaced if necessary, by a licensed plumbing contractor or qualified service technician, to ensure that the product has not been affected by corrosive water conditions and to ensure that the valve and discharge line have not been altered or tampered with illegally. Certain natural occurring conditions may corrode the valve or it's components over time, rendering the valve inoperative. Such conditions can only be detected if the valve and its components are physically removed and inspected. Do not attempted to conduct an inspection on your own. Contact your plumbing contractor to REINSPECTION to assure continuing safety.

WARNING:

FAILURE TO REINSPECT THIS VALVE AS DIRECTED COULD RESULT IN UNSAFE TEMPERATURE OR PRESSURE BUILD UP WHICH CAN RESULT IN SERIOUS INJURY OR DEATH AND/OR SEVERE PROPERTY DAMAGE.

If discharge occurs CALL A PLUMBER IMMEDIATELY, Discharge may indicate that an unsafe temperature or pressure condition exists which requires immediate attention by a qualified service technicians or licensed plumbing contractor. SEE WATER HEATER INSTRUCTION MANUAL FOR ADDITIONAL INFORMATION REGARDING THE TEMPERATURE AND PRESSURE RELIEF VALVE

.

This is on the little yellow tag on the TPRV, I know we have all read it.

[Barry Adair]

Originally Posted by dduffy

Water Heaters over 5 years old I recommend they replace the TPRV, anyone know what the TPRV manufacturers recommend, when they think the valve should be replaced, before I dig through a Watts website?

The water in Phoenix is very hard water, a gate valve is only good here for about a year before the mineral deposits ruin it.

Dale,

For some reason I have "replace every 3 years" stuck in my head but I know there are valves out there that offer 5 year warranty.

I have a Benjamin that says some ambulance chaser or the renter himself will go find an attorney and will be filing a lawsuit before the end of the year, more likely end of this month. Any takers? Probably file against the owner who was renting the place...

Can you say, McDonald's/old lady/hot coffee?

Testimony transcript:
No, I'm not qualified to work on water heaters but I suffered pain, public humiliation and material losses and someone needs to compensate me.

[Barry Adair]

Originally Posted by shand

I have a question...Why would someone screw a nut into the TPR valve?

To stop the annoying potentially damaging drip, drip, drip..not realizing they have essentially now converted the WH into a bomb/missle...everyone on the planet hasn't seen the Myth Busters episode and


(Must speak these lines in your best caveman impersonation)
1st rule of plumbing see leak BAD
2nd rule stop leak GOOD

hth

[Michael R. Boyett]

This goes in all of my reports:

Note: Many manufacturers of the water heater Temperature and Pressure Relief (TPR) valve recommend the homeowner operate the test lever yearly and have the TPR valve professionally inspected by a licensed plumber every three years. Caution - ensure the TPR valve discharge piping is still properly installed and not clogged prior to manually operating the lever. Scalding injuries and/or water damage can occur if the discharge piping is not installed properly. If the valve fails to flow water or if it does not reseat or if it leaks then contact a plumber immediately.

And if the TPRV lever is stuck or 'balky' when I spin it then I add this:

The age, appearance and feel of the Temperature & Pressure Relief (TPR) valve indicates that it likely would not operate properly or would leak after manual testing. TPR valves are safety features and are required by the manufacturer to be tested regularly but seldom are and this may allow the valve to become 'stuck' or otherwise inoperable. All safety devices are required to operate THE FIRST TIME, EVERY TIME, and any valve which is 'stuck', like this one may be, needs to be replaced. If a plumber or other person operates the valve and 'unsticks it', the valve STILL NEEDS TO BE REPLACED as it was required to operate THE FIRST TIME, EVERY TIME, not just be able to operate after someone played around with it 'freeing it up'.

[bdoles2]

Simply amazing - did anyone get hurt?

[rmaday]

Saw this from a news article...

"While it's not officially confirmed what caused the explosion, video from NewsChopper 3 showed a water heater on the corner near a school yard a couple of blocks away from the house. "

Full story...
http://www.azfamily.com/news/homepag....46975254.html

[Dale Duffy]

Originally Posted by badair

Dale,

For some reason I have "replace every 3 years" stuck in my head but I know there are valves out there that offer 5 year warranty.

I have a Benjamin that says some ambulance chaser or the renter himself will go find an attorney and will be filing a lawsuit before the end of the year, more likely end of this month. Any takers? Probably file against the owner who was renting the place...

Barry,

I just changed my auto-comment to three years...thanks....maybe I should make it two years too be on the safer side----

[Dale Duffy]

But I do not know a single person, including myself who changes their TPRV every 3 years....or 5----

Maybe I will one of these days after seeing that house----

[rmaday]

Originally Posted by dduffy

Barry,

I just changed my auto-comment to three years...thanks....maybe I should make it two years too be on the safer side----

How about...
Replace prior to close of escrow?

[Dale Duffy]

Originally Posted by rmaday

How about...
Replace prior to close of escrow?

Yeah, there you go Rick...generally a licensed plumber is needed at most properties anyway, he may as well change the TPRV while he is there, kill two birds with one stone----

That should irritate realtors I bet----

[Emmanuel J. Scanlan]

These pictures are from a Flip Home I inspected last week. The first picture shows the TPR mounted on the hot water distribution pipe. Second picture shows another connection at the 90 degree elbow for the TPR discharge pipe. Hmm what could that be? It was a discharge pipe for the HVAC condensate sump sitting next to the hot water heater. The last picture shows the proper TPR discharge point having been capped off.

That was an accident waiting to happen!

[Mario A. Kyriacou, CHI]

Originally Posted by shand

I have a question...Why would someone screw a nut into the TPR valve?

I wish this system would let me attach a photo. I guess the file size is too big.

Scot,

Try resizing it before you upload it to the MB.

Here is the link for Microsoft.

http://www.microsoft.com/windowsxp/d...powertoys.mspx

[Mario A. Kyriacou, CHI]

Nice pic's Dale!