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Any plumbers?
#7636907
10/20/19 12:50 AM
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Joined: Feb 2012
Posts: 2,877
Cow_doc.308
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We’re trying to sell our house. Have it under contract and the inspector flagged the pop off valve on the water heater for running up hill. Picture below. How big of a deal is this? If it’s a big deal, cheap way to fix it?
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Re: Any plumbers?
[Re: Cow_doc.308]
#7636912
10/20/19 12:55 AM
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Joined: May 2015
Posts: 4,146
Dalee7892
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Not a plumber. Maybe extend the pipe at the water heater and pop off and redo the copper.
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Re: Any plumbers?
[Re: Dalee7892]
#7636913
10/20/19 12:56 AM
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Joined: Oct 2008
Posts: 17,021
68rustbucket
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Not a plumber. Maybe extend the pipe at the water heater and pop off and redo the copper.
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Re: Any plumbers?
[Re: Cow_doc.308]
#7636938
10/20/19 02:17 AM
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Joined: Oct 2010
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topwater13
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they make t&p valves with longer necks on them. You have to be careful when trying to extend with a nipple and a coupling because the temp probe needs to remain in the tank to be accurate/functional. Third party inspectors are a pita.
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Re: Any plumbers?
[Re: Cow_doc.308]
#7636969
10/20/19 03:23 AM
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Joined: Dec 2011
Posts: 5,859
Lazyjack
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Not a plumber but....But, the issue is that set up is not self draining. When the T&P valve seaps water, calcium deposits will prevent the full flow if the heat/pressure needs to vent. A catastrophic tank rupture could occur. Only solution is to replumb. It may require removing water heater to gain access to wall behind heater.
At least, that is my understanding. Someone correct me if I am wrong.
Last edited by Lazyjack; 10/20/19 03:25 AM.
If the 2nd amendment was written just to include guns for hunting, why is there not an amendment to protect fishing poles?
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Re: Any plumbers?
[Re: Lazyjack]
#7636971
10/20/19 03:26 AM
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Joined: Feb 2012
Posts: 2,877
Cow_doc.308
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Not a plumber but....But, the issue is that set up is not self draining. When the T&P valve seaps wzter, calcium deposits will prevent the full flow if the heat/pressure needs to vented. A catastrophic event could occur. Only solution is to replumb. It may require removing water heater to gain access to wall behind heater.
At least, that is my understanding. Someone correct me if I am wrong. I see what you're saying. I'm thinking I'll buy a taller valve, and connect pex so that it's running downhill to the wall. From the wall it goes down and outside so just need to get rid of that one 90 elbow.
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Re: Any plumbers?
[Re: Cow_doc.308]
#7636973
10/20/19 03:31 AM
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Joined: Sep 2004
Posts: 10,887
DannyB
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Codes don't always make sense. It it is a pop-off valve that could fail, the water is under pressure. I don't see how pushing water up hill in that photo scenario makes any difference.
I'm a Realtor and deal with these negotiations. If you are getting a price that is satisfactory to you, and if the inspector didn't do the the most CYA inspection, weigh it out.
The thing is, it made no sense from just the pictures to run it that way. There may be a horizontal fire block in the framing right there. Who knows?
In real estate "inspection findings" are negotiable. I don't see a genuine problem there.
If the buyers are making a big deal of it, they don't know how pop-off valves work, or they are looking for a price concession. I would NOT offer to have it corrected. You could be dealing with several trades. You would have to get a drywall contractor to coordinate with a plumber, which is next to impossible. Then there is paint. If it is a big deal to them I would tell them to consult with their Realtor and come back with a price amendment to the contract. We rarely recommend a seller making this type of repair. It is just opening the door to future problems with they buyer accusing the seller of a shortcut.
Now it gets down to "what do your wan't?" A price concession is the path of least resistance. If you are dealing with an older person with some practical knowledge they will know that this isn't a problem. If you are dealing with young first home buyers that don't know anything at all about plumbing, then the inspection report spooked them
Last edited by DannyB; 10/20/19 03:50 AM.
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Re: Any plumbers?
[Re: DannyB]
#7636974
10/20/19 03:34 AM
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Joined: Aug 2009
Posts: 22,799
BigPig
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Codes don't always make sense. It it is a pop-off valve that could fail, the water is under pressure. I don't see how pushing water up hill in that photo scenario makes any difference.
I'm a Realtor and deal with these negotiations. If you are getting a price that is satisfactory to you, and if the inspector didn't do the the most CYA inspection, weigh it out.
The thing is, it made no sense from just the pictures to run it that way. There may be a horizontal fire block in the framing right there. Who knows?
In real estate "inspection findings" are negotiable. I don't see a genuine problem there.
If the buyers are making a big deal of it, they don't know how pop-off valves work, or they are looking for a price concession. I would NOT offer to have it corrected. You could be dealing with several trades. You would have to get a drywall contractor to coordinate with a plumber, which is next to impossible. Then there is paint. If it is a big deal to them I would tell them to consult with their Realtor and come back with a price amendment to the contract. We rarely recommend a buyer making this type of repair. It is just opening the door to future problems with they buyer accusing the seller of a shortcut.
Now it gets down to "what do your wan't?" A price concession is the path of least resistance. 100% what Danny said
Wade Dews, REALTOR ® Rendon Realty, LLC Frontline Real Estate Team www.RendonRealty.comWadeDews@gmail.com 214-356-2410 Up to 1% for closing costs for First Responders & Veterans Proudly partnered with Assist The Officer Foundation https://atodallas.org/
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Re: Any plumbers?
[Re: Cow_doc.308]
#7636982
10/20/19 03:47 AM
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Joined: Sep 2004
Posts: 10,887
DannyB
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And I meant to say, "We rarely recommend a seller make this type of repair."
Negotiate money, not repairs. Get it over with and behind you at the closing.
Last edited by DannyB; 10/20/19 03:48 AM.
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Re: Any plumbers?
[Re: Cow_doc.308]
#7637040
10/20/19 12:02 PM
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Joined: Dec 2011
Posts: 5,859
Lazyjack
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Not a plumber but....But, the issue is that set up is not self draining. When the T&P valve seaps wzter, calcium deposits will prevent the full flow if the heat/pressure needs to vented. A catastrophic event could occur. Only solution is to replumb. It may require removing water heater to gain access to wall behind heater.
At least, that is my understanding. Someone correct me if I am wrong. I see what you're saying. I'm thinking I'll buy a taller valve, and connect pex so that it's running downhill to the wall. From the wall it goes down and outside so just need to get rid of that one 90 elbow. I am not unfamiliar with home inspections. This should not be a show stopper. But, this is a SAFETY issue, you should loook for a quick fix. Plus, you need a licensed plumber at the stage of the game. If one of the wall is an outside wall, a new penetration is an easy job. If the heater is several years old, replacing heater is near. Correcting line will be easy at that time. If it was my sale, I would be happy splitting the cost of a new heater with buyer. If this was an HVAC issue and you were my customer, I would tell you to offer them cash. Buyer is the new homeowner. Negotiate and move on. Just like selling a used car that needs tires.
If the 2nd amendment was written just to include guns for hunting, why is there not an amendment to protect fishing poles?
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Re: Any plumbers?
[Re: Cow_doc.308]
#7637067
10/20/19 01:24 PM
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Joined: Oct 2010
Posts: 2,909
topwater13
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What happened here is it looks like the heater was replaced with a shorter model than the previous. Everything had to be lowered. I see the calcium deposit snafu, and potential damage....but not likely. If it is seeping, you will see it outside eventually and replace. If it actually over pressurizes and blows, it will do so at 150psi. A couple of 90's isn't going to impede much at that point.
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Re: Any plumbers?
[Re: Simple Searcher]
#7637136
10/20/19 03:26 PM
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Joined: May 2009
Posts: 24,470
dkershen
Rev Dave
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Could you just raise the water heater about 3". It would require some plumbing to be rerouted, but cutting a new hole in the wall could suck (depending on what is on the other side), you then have a hole to try and fix nicely. Finding a pop off that much taller may be an issue. Was thinking same thing. Simply build a short platform to put under water heater and pan. Raise whole unit 3 inches and Replumb the valve.
To be sure of hitting the target, shoot first and call whatever you hit the target.www.NewHopeEquine.com - Health and Healing through Horses.
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Re: Any plumbers?
[Re: Cow_doc.308]
#7637182
10/20/19 04:58 PM
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Joined: Oct 2008
Posts: 17,021
68rustbucket
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It could be raised with some concrete blocks.
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Re: Any plumbers?
[Re: Cow_doc.308]
#7637218
10/20/19 05:47 PM
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Joined: Nov 2008
Posts: 9,952
LFD2037
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Raise water heater or buy a taller one. Easy peasy.
Or tell them you'll knock off $100 & leave it as-is.
That's an extremely petty problem to hold up a sell.
R.I.P. CPO Matt Mills-(DEVGRU)- You will NEVER be forgotten! 10-25-75 / 8-6-11 *K.I.A.*
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Re: Any plumbers?
[Re: Cow_doc.308]
#7637279
10/20/19 07:33 PM
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Joined: Dec 2010
Posts: 7,350
hopalong
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shut off water, cut elbow at horizontal pipe, clean with sandpaper or emory cloth, install new pop off and sweat or pex the new connection. about 3 hrs. for a rooky but still an easy job. $17.00 part and some time home depot, even if it is long you are now down hill. https://www.homedepot.com/p/Cash-Ac...AwnMEAQYBCABEgJcPfD_BwE&gclsrc=aw.ds
Last edited by hopalong; 10/20/19 07:35 PM.
lake fork FISHERMANS COVE MARINA - 903 474 7479 reservations
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Re: Any plumbers?
[Re: Cow_doc.308]
#7637344
10/20/19 08:57 PM
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Joined: Nov 2008
Posts: 9,952
LFD2037
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Can't use pex. Copper or CPVC.
R.I.P. CPO Matt Mills-(DEVGRU)- You will NEVER be forgotten! 10-25-75 / 8-6-11 *K.I.A.*
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Re: Any plumbers?
[Re: Cow_doc.308]
#7637401
10/20/19 10:54 PM
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Joined: Dec 2010
Posts: 7,350
hopalong
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cpvc then for ease of use
lake fork FISHERMANS COVE MARINA - 903 474 7479 reservations
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Re: Any plumbers?
[Re: LFD2037]
#7637505
10/21/19 12:36 AM
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Joined: Sep 2004
Posts: 12,555
RedRanger
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Can't use pex. Copper or CPVC. Incorrect, Pex is legal in Texas
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Re: Any plumbers?
[Re: Cow_doc.308]
#7637507
10/21/19 12:36 AM
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Joined: Feb 2012
Posts: 2,877
Cow_doc.308
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Well after all that, I told them to fly a kite on that issue. Told them I’d do 10 of 17 things they wanted. Lot of knit picky stuff. The said they were mostly concerned with roof repair (some bad shingles) and chimney repair (some mortar cap repair). Sooooo why ask for 17 things if you want 2? 🙄
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Re: Any plumbers?
[Re: Cow_doc.308]
#7637510
10/21/19 12:39 AM
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Joined: Sep 2004
Posts: 12,555
RedRanger
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Well after all that, I told them to fly a kite on that issue. Told them I’d do 10 of 17 things they wanted. Lot of knit picky stuff. The said they were mostly concerned with roof repair (some bad shingles) and chimney repair (some mortar cap repair). Sooooo why ask for 17 things if you want 2? 🙄 To see how much you would bend and give in
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Re: Any plumbers?
[Re: RedRanger]
#7637518
10/21/19 12:51 AM
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Joined: Nov 2008
Posts: 9,952
LFD2037
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Can't use pex. Copper or CPVC. Incorrect, Pex is legal in Texas Not according to the 2 different plumbers that came to my house a couple weeks ago due to someone using pex on my shop then it having to be changed to CPVC. Are you a plumber? Were they both lying to me? I had to have the drain pan drain & T&P valve drain both changed from pex to CPVC.
R.I.P. CPO Matt Mills-(DEVGRU)- You will NEVER be forgotten! 10-25-75 / 8-6-11 *K.I.A.*
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Re: Any plumbers?
[Re: LFD2037]
#7637539
10/21/19 01:17 AM
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Joined: Oct 2010
Posts: 2,909
topwater13
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Can't use pex. Copper or CPVC. Incorrect, Pex is legal in Texas Not according to the 2 different plumbers that came to my house a couple weeks ago due to someone using pex on my shop then it having to be changed to CPVC. Are you a plumber? Were they both lying to me? I had to have the drain pan drain & T&P valve drain both changed from pex to CPVC. One of the great things about plumbing code in the US....local code always supersedes. What flys in Fort Worth, may not fly in Cleburne....etc. joe blow city inspectors can make it hell on these guys.
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Re: Any plumbers?
[Re: LFD2037]
#7637709
10/21/19 10:54 AM
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Joined: Sep 2004
Posts: 12,555
RedRanger
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Can't use pex. Copper or CPVC. Incorrect, Pex is legal in Texas Not according to the 2 different plumbers that came to my house a couple weeks ago due to someone using pex on my shop then it having to be changed to CPVC. Are you a plumber? Were they both lying to me? I had to have the drain pan drain & T&P valve drain both changed from pex to CPVC. Lied? Maybe, I suspect they didn't know the codes. I have seen numerous new built houses where they used PEX. If you ever have any questions you can contact you local city plumbing inspector and get the correct answer.
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Re: Any plumbers?
[Re: topwater13]
#7637710
10/21/19 10:58 AM
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Joined: Sep 2004
Posts: 12,555
RedRanger
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Can't use pex. Copper or CPVC. Incorrect, Pex is legal in Texas Not according to the 2 different plumbers that came to my house a couple weeks ago due to someone using pex on my shop then it having to be changed to CPVC. Are you a plumber? Were they both lying to me? I had to have the drain pan drain & T&P valve drain both changed from pex to CPVC. One of the great things about plumbing code in the US....local code always supersedes. What flys in Fort Worth, may not fly in Cleburne....etc. joe blow city inspectors can make it hell on these guys. No any more in Texas, Starting September 1st city code can't go above code book. House Bill 2439 signed in June will prohibit government entities from regulating building material and construction methods
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Re: Any plumbers?
[Re: Cow_doc.308]
#7637718
10/21/19 11:36 AM
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Joined: Oct 2010
Posts: 2,909
topwater13
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Are you a plumber RR? Honest question. I could be wrong, but the way I understood the bill is that the cities can still adopt their own codes, as long as it doesn’t directly negate standard building code?? See section 5; https://www.tml.org/DocumentCenter/View/1247/HB-2439-QA
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