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archim · Feb 28, 2013, 10:12 AM

I live in a condo and my six-year-old water heater was releasing water from a failed T&P valve. My handy friend installed a replacement T&P valve with a set rating of 150 psi, since the water heater had a working pressure of 150 psi. I noticed the old T&P valve only had a rating of 100 psi.. Was that the problem?

Reason I ask is that the water leaked down to the condo unit below us and caused some water damage to their ceiling. So bottom line, I wanted to know if the management / contractors should be responsible for the repairs due to an inadequate T&P valve or if the psi rating on the valve doesn't matter, thus I should be responsible. Thanks!

ma0641 · Feb 28, 2013, 10:27 AM

I'm afraid that the water damage is yours unless you have a maintenance contract for all your appliances and even then there is most likely a limit of liability. My question is why wasn't the T&P run outside or to a drain? Are you sure you weren't seeing the Watts model 100XL. I have 1 of those on my heater but the rating is 150#.

ballengerb1 · Feb 28, 2013, 10:45 AM

If you are a member of a condo association the HOA will likely fix the common areas but would bill you for causing the damages. Check your own insurance coverage, it might be covered. I have not seen a T&P valve rated for 100 psi. Replaceing a T&P without determining why it leaked is not always a wise decision. What was the psi and temp of your heater?

archim · Feb 28, 2013, 10:45 AM

Originally Posted by ma0641

I'm afraid that the water damage is yours unless you have a maintenance contract for all your appliances and even then there is most likely a limit of liability. My question is why wasn't the T&P run outside or to a drain? Are you sure you weren't seeing the Watts model 100XL. I have 1 of those on my heater but the rating is 150#.

Thanks for the quick response. It is a Watts 100XL model, and underneath the model name is labeled "Set 100 lbs".

Unfortunately, there's no drain underneath the pipe connected to the T&P or the water heater (at least, as far I can see). The only thing to keep the released water from being a mess is that the water heater sits in a basin only about 2 inches high. But apparently there's some crack or hole in the basin because none of the released water ended up filling and pouring out of the basin and into my unit, but straight to the unit below me.

archim · Feb 28, 2013, 10:59 AM

Originally Posted by ballengerb1

If you are a member of a condo association the HOA will likely fix the common areas but would bill you for causing the damages. Check your own insurance coverage, it might be covered. I have not seen a T&P valve rated for 100 psi. Replaceing a T&P without determining why it leaked is not always a wise decision. What was the psi and temp of your heater?

Fortunately, there was no damage to the common areas, just the condo below.

The working psi of the heater is 150, no temp info I can see, 40,000 BTU.
The old T&P valve was 100 psi / 180 F / 100,000 BTU
The new T&P is 150 psi / 210 F / 105,000 BTU

ballengerb1 · Feb 28, 2013, 11:25 AM

There is likely unseen damage since the water leaked through your floor, the joist cavity and the ceiling below. Your downstairs neighbor will likely need to have some drywall removed and replaced so the damage can be assessed at that time when the ceiling is open