H2O heater - pressure/temp relief valve frozen?

[masraum]

Another part of our home inspection says that the water heater (not hot water heater ) has a frozen temperature pressure relief valve. I found a valve on top of the water heater that has a lever like some radiator caps. And there is a sticker near it that says that it's a temp/pres relief valve. The inspection says that it's stuck. I pulled up on the lever a little and heard what sounded like water rushing through it. I wouldn't think that was "frozen". What is the guy talking about?

[nota]

water should come out

anyway they are cheap
unscrew the old one
and screw in a new one
don't forget the pipe thread tape

[Brian 162]

What he said, Home Depot sells them.

[MBAtarga]

Don't forget to turn off the water supply and release pressure first!

[Hugh R]

While you have it open, check the corrosion protection anode as well,

[dyount]

That is the valve in question. No way for anyone to check it other than moving the lever valve to the point where it moves. I'd go with it the way it is. No guarantee that trying to remove it will not break it off causing you to replace the heater possibly. It wasn't dripping prior? How old is it? If it's 10 or so yrs old I wouldn't mess with it and respond with a "item fixed"

[look 171]

^^

Yep. Pull on it and if it release water, then fixed. Leaking is another story, but normally those things don't leak. replacement is easy.

[masraum]

Yep, pulled on the valve and was pretty sure I heard water running through it. But, had to be positive, so I disconnected one end of the pipe that's connected to it and pulled the valve again. Water definitely came out. I don't know what the guy "tested", but it wasn't the pressure relief valve. He was a weird, old dude.

[plumb4u2]

Steve

the problem you may have is that he listed it "frozen" on the report

around here if an inspector reports it the seller is responsible for having a licensed plumber either replaced it or write an invoice that it was checked and in good working order
both of which you're gonna have to pay for

I doubt the buyer will accept that "you" checked it

[NY65912]

Watts 100XL T&P relief valve. Cheap insurance, about $15 bucks.

[masraum]

Originally Posted by plumb4u2

Steve

around here if an inspector reports it the seller is responsible for having a licensed plumber either replaced it or write an invoice that it was checked and in good working order

I don't think that's a requirement around here, and I got word today that they are going to sign off. I'd also be happy to show them.

[Gogar]

IMO Home inspectors have an unwritten obligation to find . . . something, otherwise they don't look like they are any good.


Miss Gogar sold her house and the inspector reported a malfunctioning radiator. It was just turned off. Open up the valve and PRESTO! Fixed.

[masraum]

Originally Posted by Gogar

IMO Home inspectors have an unwritten obligation to find . . . something, otherwise they don't look like they are any good.


Miss Gogar sold her house and the inspector reported a malfunctioning radiator. It was just turned off. Open up the valve and PRESTO! Fixed.

The guy was pretty thorough, and accurate everywhere except that one thing. He was a very odd old dude.

[look 171]

Originally Posted by Gogar

IMO Home inspectors have an unwritten obligation to find . . . something, otherwise they don't look like they are any good.


Miss Gogar sold her house and the inspector reported a malfunctioning radiator. It was just turned off. Open up the valve and PRESTO! Fixed.

OMG, those over zealous inspectors who are saving the world from bad and the ugly, need to be shot in between the eyes. One guy inspected an old house, 1940's drain system and he pointed out all the issues that were not built to today's building code. Its a house that was BUILT IN THE 1940s, HELLO? He also painted out the kitchen's slate floor isn't the same color. Its a natural stone, some of these morons need to find something to do, then there are those who sleep through it.