Dripping exterior (expansion?) pipe
 

We have a courtyard villa - foxglove/Charlotte. We just noticed an exterior pipe (near the outdoor water source and garage door) is dripping more and more. Any ideas about what’s happening and what we should do? Thanks in advance for your suggestions.

You need to find out what the pipe is. It could be one of the following:
- AC condensate drain. It is supposed to drip, especially when the AC is running. But, check the condensate drain pan in the HVAC unit to see if it is full of water.
- Overflow drain line from the water heater drain pan. It will only drip when the water heater has a leak, or if the relief valve has tripped. Is there water in the drain pan under the water heater?
- If you have a water softener, it could be the backflush drain. This will spew out a lot of water during the backflush cycle.

It’s is the discharge from a a pressure relief valve. If system pressure rises, it opens to relieve the pressure. Probably a bad seat. Not sure if code requires a pressure relief, but if it doesn’t you could just plug it.

Thanks for your reply. The pipe is near the hot water heater, the original from 2003. Our AC drain on the opposite side of the house and we don’t have a water softener system. The water heater drain pan is dry. My husband traced the pipe to the top of the heater.

The only pressure relief valve I know of is on the top of the water heater. It will open whenever the pressure exceeds 150 psi or the water temperature exceeds 210 degrees. You definitely do not want to cap it off. If you have an expansion tank on the water heater, it is unlikely that the relief valve has tripped. But, if you don't have an expansion tank, the valve can trip occasionally. One way to see if the relief valve is tripping, is to put a plastic cup under relief valve discharge pipe and check it daily for water. If the problem is the relief valve, it needs to be replaced, but not capped off. You may also need to install an expansion tank on the water heater.

Thank you.

My guess it's the condenser drain.



You got that right!

This is my first posting attempt. Apologies for the lack of ability to reply. The pipe was traced back to the top of the water heater. I’ve tried unsuccessfully to post a picture from the top of the heater. The heater is the original from 2003.

Looks like your pressure relief valve

The valve on the side of the tank is the T&P (temperature and pressure) relief valve. You can test it by lifting the metal lever up and water should spew out through the pipe. It looks like you do not have an expansion tank, which is required by the current plumbing code, but your house may have been built before the code required it. If you ever replace the water heater, I would highly recommend having an expansion tank installed to equalize the water pressure in your house. At a minimum, I would replace the relief valve if it is occasionally tripping. The valve is probably defective. The relief valve is a safety device which, under normal conditions, should never be tripping.

Thank you.
 

:bigbow:

IMO You’re about due for new water heater. IMO lucky it lasted that long? I too am surprised no expansion tank on top of water heater. My CTV was built in late 2003 also and it had one.

We checked with neighbors and they have expansion tanks. Either their water heaters were updated with the tank or we were overlooked during construction.

I agree with the other poster that it may be time to consider buying a new water heater. If you do, make sure that each contractor who quotes includes the cost for the expansion tank. Some plumbers do not want to do the extra piping even though the expansion tank is required by the code. They will call it a "repair", not a replacement, and claim that the code doesn't apply to a repair. Also, they should install an overflow pan with a drain under the water heater if you don't already have one.

Try flipping up the lever, drain some, flip the lever back down.
See if it stops leaking.
If it was fully tripped it would gush out water.
Still leaking? Replace the valve.

2003? New water heater is long overdue. Suggest replacing it before the TP valve is not the only place water is coming out.

Very helpful tips everyone! TOTV at its best.

It is a pressure valve for your water pipe, they punt in the wall. If your home is over ten years old, get new hot water tank with a built in pressure valve

Their is a presser vale in the wall on the other side. Had a plumber replace once, cost $125. next time i got one on the internet under $30 and did it myself.:welcome:

AC condensate line
 

AC condensate line. Normal for it to drip or run when AC is running.

Yup WATER HEATER Pressure Relief valve! Might be a bad valve, more than likely your Expansion Tank is bad , but a bad Thermostat could be overheating your water, and 3rd Check your Water pressure, these Regulators are old! Might call an Honest plumber

Everything RetiredGuy123 said was spot on. I just wanted to make sure everyone understands...it is NEVER good to cap a pressure relief valve. Doing this turns your water heater into a BOMB that will destroy your house and perhaps your neighbors homes, and most likely kill you.

The other point I'd like to make is that the water heater is 18 years old. While it MIGHT last a few more years, it IS past it's normal expected service life. Insurance companies are starting to deny coverage if your water heater is over 15 years old. I would NOT put any more money into this tank.

It is always better to replace things like this on YOUR time, and not wait until it leaks, possibly causing damage to the home or belongings. If it were my house, I would budget for a new one and replace it along with adding an expansion tank. To have a plumber do this would be around $1100, from what I've been told lately.

Hope this helps!

Frank D.

Also note the expansion tank is designed to protect from overpressure on the incoming cold water side.
It will do nothing to protect from a faulty pressure relief valve on the hot water side.

Any know what the 1/2” line coming off the cold side at top with the valve? Which looks like it runs down to drain? Never seen that set up before? (The picture didn’t come with quote) it probably leaking from that valve which looks like were expansion tank would go? If it was leaking from the side relief valve should be able to see it in the drain pan it it has one. I wouldn’t think it would be plumbed all way to outside? If so first for me to see that?

In CYV the A/C condenser drain usually by the A/c unit popping up out of the ground on other side of house behind wall. IMO That picture is water heater overflow drain due to it comes out of side of the house.

I second the replacement. We just replaced the original (2003) tank when house was purchased in Sept. fear of it failing was #1 reason!
We went with Mike Scott plumbing , had 3 separate bids . They charged $750 for install includes over flow tank. Very happy with their price and installers.

We have the same villa as you, built in 2006. That is from the hot water heater. In 2017 ours starting doing the same thing (we had original water heater). Decided to replace the heater and add an expansion tank - no troubles since. We went through TECO to get the water heater and tank, reasonably priced and installed the next day.

Air conditioner drip pipe. That’s how it works.

Post #7
OP stated it's coming from the hot water pressure relief valve.

:ohdear: You probably are fairly new here judging by your join date, so I'll be nice and try to explain...... posting is not mandatory. If you don't know what you're talking about it's O.K. to just stay out of it. It also would be helpful if people read all the posts before commenting. :icon_wink:

Agree with a few of the previous posters, you are on borrowed time with the age of the water heater. Get multiple quotes for replacement and make sure they are all similar in regards to size of the tank, including expansion tank, etc....

I doubt they was as lucky as you, they probably had theirs replaced. You have several contractors/plumbers you can call and get estimates. Or big box stores? Or TECO has program I think 🤔 some said added cost to there bill in increments?

:ho: Link to TECO Rebate Program......

Conservation Rebates - Peoples Gas

Thanks so much. We’re in the market for a new tank, including an expansion tank.

Expansion Tank on top of a Water Heater??? I never heard of that??

Why? Is it to cushion the variable water pressure in the Water Heater???

To absorb the pressure caused by heating the water. Also to comply with the local plumbing code.

FYI, our new hot water heater with expansion tank and drip pan were installed on Thursday. After checking with four recommendations, we had Roger Pearce do the work and we are well pleased with the work and price. I always like dealing directly with the owner of the business who also does the work.
Thank you for all the helpful posts.