Plumber?
 

Looking for a someone to replace a leaky valve on the outside of our patio villa. We have been told that the water is dripping from the water heater in the garage. Any recommendations?

mike scott plumbing is good...
or look on your panel box door to see who plumbed your house when it was built...?

Kiley Plumbing did a good job for me. Ask for Chris Bealer.

352-753-5301

Are you sure that you're not looking at your AC drain line? There is no reason for your water heater to be plumbed to the exterior of your home. The AC is supposed to drain outside.

You should make sure the temperature setting is not too high on your water heater. I do know someone that could probably come out and look at it. A handyman....If you would like his number please let me know.

Your pressure relief valve is plumbed to the exterior by code. It is probably leaking. Depending on age of tank you could just replace it or work it a couple of times and it may reseat.

Thanks Mokey - it is the valve - the plumber came today. We decided to add the expansion tank to the water heater which will alleviate the valve issue. Or, that is what the plumber told us!

Be Careful
 

Just a heads up on who you pick. The Plumber we usually use who is great and reasonable was not available so we called another. The experience was not good. The person showed up, spent about 10 minutes fixing the minor problem and another 20 minutes trying to sell us things including looking outside and then giving us a bill for almost $100. We had another problem which was not urgent and decided to wait for our regular plumber when he returns. This was a great "wake up call" to be more alert as to what can happen if you are not careful and what is possible in charges without an estimate. The $100 was well worth it to warn us how some will unreasonably charge customers. What I will never understand is why some do that as of course we will never us that contractor again and will tell our friends of the experience It is mortgaging their future for a few dollars today. Oh well you live and learn. :shrug:

Plumbing Service
 

Needed a new faucet and checked TOTV and called Kiley & Sons. Price was fair, work was quick and gave me a 15% discount on labor for being a POA member. A great recommendation from TOTV saved me time and money in getting the right person for the job. Thanks again TOTV.

Your post should be reread three times by everyone and taken to heart by all.

You are so right and I like your saying;

"Mortgaging their future for a few dollars today".

Who was the plumber you liked! We have a little problem...and of course it is a Saturday night.

I've had good luck with Kiley and Sons. Honest and dependable.

Mike Scott - We were impressed with their team - very professional, tidy and fast. They have a great reputation here in TV. They are on our fast dial list for any plumbing emergency...

hot water heater valve
 

Yes, Kiley, very good service and fair price.

WE had Kiley out yesterday for a problem with the expansion tank on our gas hot water heater.

They were efficient, reasonable, and did not do any upselling...only fixed what had to be done and didn't push any extras. Darn, wish I had noticed the 15% labor discount for POA members.

Our house is 7 years old. Almost exactly 2 years ago the expansion tank failed...the bladder inside collapsed, filled with water, and the pressure relief valve activated causing standing water in the drip pan. We called a local plumber (resident with a one van operation). He replaced the tank...said the old ones were only good for 5 years and this new one would be good for 7 years. Well, 2 years later and it failed...called the van plumber back and he offered no explanation or relief, so, I called Kiley instead.

The first thing the Kiley plumber noticed is that the expansion tank was incorrectly installed on the outgoing hot water pipe and not the proper install on incoming cold water side. This probably contributed to the early failures on both prior tanks. She reconfigured the piping to install the new tank on the proper side. Amazed that the original plumber did this and the Van repair plumber two years ago didn't notice or say anything about it.

The expansion tank is one of those things to periodically inspect .... if it is listing to one side (full of water) or you have water in the drip pan, might need to investigate further. Also, make sure it is installed on the incoming side and not outgoing hot water.

FYI, Half of the homes in our CYV loop (built in 2005) have pressure relief valves instead of expansion tanks on the cold water inlet pipe above the hot water heater. It drains on the outside of the house next to the garage door. There's also a second standard pressure relief valve on the side of the tank which drains into the drip pan underneath. The local plumbing code calls for either the expansion tank or the pressure relief valve--on the cold water supply side. Either one meets the local plumbing code. We originally thought the expansion tank was a better approach but we're seeing that when the expansion tank fails, that it fills with water and the weight pulls down or deflects the PVC supply pipes. I should think the code should also call for this pipe to be better supported to prevent it.