Hot Water Heater Trouble Shooting [View all]

[gab13by13]

My gas water heater is only 2 1/2 years old and it started cooking my water. I turned the thermostat down to low and it worked there for a while, then it started cooking my water again. I got my buddy to get me a new thermostat and after a while I had the same problem. The relief valve works, it releases the pressure into a bucket I have under it.

So, our town has a lot of old piping, our water is good but our pipes are slowing being replaced. The lines leak and the water company has been upping the pressure to fudge the leaks.

So I bought a water pressure valve today and found that my incoming pressure was at least 85 psi. My outside spigot leaked a little bit so it is at least 85 psi.

Now my town mandated that every home install a check valve inside the house to prevent back flows into the main lines. I am wondering if that check valve may have aggravated my issue?

Before I install the pressure regulator, which I will set at 55 psi, I am going to do a thorough cleaning of my hot water tank. My house is at the end of the water line and it took the water company years to find the valve so that they could flush out my line. I even showed them within a matter of feet where I thought the valve was.

Rant off because I also cut the grass and went shopping instead of golfing on this beautiful day.

High water pressure is bad for the washing machine, hot water heater, and the water lines.