[garagecat]

Hot water tank failed at 5 years---on a 12 year warranty.
Had new tank installed----

[puffmugs]

Is the question that 88 psi is too high? Yes, between 35 and 60 is ideal. You need a PRV along with expansion tank.Is that why hot water tank failed in 5 years, I doubt it.

[ballengerb1]

I agree, the psi did not make the heater fail but installing a PRV is in order. Exactly how did the heater fail?

[speedball1]

88 PSI is pushing the limit. Too high a PSI will put a strain on the pipes and faucets, Install a PRV (pressure reducing valve) and dial it back to 60 pounds. Good luck, Tom

[garagecat]

Thank you guys for answering me. I am new to this site and new to plumbing... trying to learn and be able to take care of my house with some help.
I don't know how the heater failed. It was new 5 years ago and a good one. Now, this is where it gets
Interesting... It was under warranty, so Big-Box where purchased sent out a new one along with their
Contracted plumber... set in place---everything matched up because it was same dimensions... no muss/no fuss
THEN... I noticed that the floor was not drying up where it sits even though I put a fan on it. Aha, I said... this
One is leaking too! And it was. Plumber came back with yet another new tank. Put that one in. Water
Is coming out of the TPR valve now into a coffee mug that I empty every time I take shower, or do laundry.
I called municipal water company to come out and check incoming psi---that's when the gauge started at 90
And settled back to 88. Water company said "You need a PRV: see you later and don't be late on your bill". BTW-----plumber now won't return phone calls when I asked for est. to put in PRV. I guess he
Doesn't like it when a female tries to operate somewhat in a man's plumbing world.
You all aren't like that, are you? I am just trying to help somebody help me.
I really appreciate any help... P.S. I do have an expansion tank already (one year old)

[speedball1]

I guess he
Doesn't like it when a female tries to operate somewhat in a man's plumbing world.
You all aren't like that, are you?

Nope! Speaking for myself , I'm "female friendly", I even had a female plumber on one of my crews. She could water pipe with the best of them. Get three estimates for installing a PRV and go with the one you're most comfortable with. When you dial back the PSI to a acceptable level the drip will stop from the water heater and If you noticed the shower head dripping when you draw a tub that will stop also.
Want to keep this heater for a long time? Then let me show you how to flush your heater.

For long life and fewer troubles you should keep your heater clear of mineral build-up by FLUSHING NOT DRAINING on a regular schedule.

Attach a hose to the boiler drain at the bottom of the tank. With the pressure on, open the boiler drain and let it run until the water runs clear. You will see a spurt of red,(rust) followed by white or yellow grains,(lime or calcium carbonate). This shouldn't take more then a few minutes.

Do this monthly to keep it clear. Now flush out your hot water lines on ALL fixtures that are affected . Now pull each aerator and clean the screens. Be sure you put them back together the same way you took them out. Don't forget to flush it out every month. Your heater will thank you for it. Good luck, Tom

[ballengerb1]

Tom is right on the money. However, if your TPR is starting to open at 88 psi I am thinking you might be a candidate for an expansion tank. That 88 psi is incoming pressure. When your water heater heats up the water expands and is apparently reaching you TPR set point.

[puffmugs]

In this area a Watts brass PRV is about $65 plus labor. I would estimate total cost from plumber installed would be between $150-$180. Not sure how accurate this would be for your area. Make sure your expansion tank is still good and not full of water. This will solve your problem of TPR leaking and save wear and tear on the rest of your plumbing system.

[garagecat]

You guys are great!! Thank you all SO much for the help. I feel much better now, and I have
More knowledge in order to know how to get a plumber to do this.
After thinking about the whole thing, I think I will be better off getting a fresh plumber (one that
Is not under contract with the Big-Box store). I can't blame the first one for not calling back.
Again... thanks so much!

[speedball1]

Please keep us informed and let us know how you made out. Good luck, Tom

[Milo Dolezal]

Just FYI: In my area of operation, we are required to install PRV in residential applications when water pressure exceeds 75 psi... Milo