Water Leaking from T and P Valve
Norman Zarr, who lives in glorious Asheville, NC home of the Biltmore Estate and the Grove Park Inn, has water dripping from his T and P valve on his water heater.
Here's what he told me:
"I get water dripping from my pressure/temperature overflow valve on my water heater. What are the possible causes?
I have a pressure regulator on the incoming line to the house and an water expansion tank on the cold water feed to the water heater tank."
Norman, there are three possible causes:
- Increased water main pressure from your city water mains (very low probability)
- Failed expansion tank (high probability)
- Failed pressure regulator valve (low probability)
I would change out the expansion tank that's adjacent to the water heater. When you do this, if there's not an in-line ball valve shut-off valve, install one. This makes it so easy to install new expansion tanks in the future.
Tim built custom homes and did ultra-custom remodeling for 20+ years before launching his Ask the Builder media presence. He was selected as one of the Big 50 by Remodeling magazine in 1993. This award gave birth to Ask the Builder in October 1993. Tim also operates https://DrawPlumbingPlans.com. His @askthebuilder YouTube channel was the first home improvement channel on YouTube.