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About Sharon McCarthy
Expertise
I can help with most questions about residential plumbing problems including septic systems, and some questions about irrigation. I have no experience with commercial installations or codes.
Experience
I have been a sole-proprietor service plumber in two small towns north of Phoenix Arizona for 26 years.
Publications
I had a monthly column in the United Steelworkers of America, local 1033, newsletter 1978 to 1982. I wrote an article for "The Theosophist" in 1977. I've written dozens of letters to the editor in many newspapers.
Education/Credentials
High school and three years of college. My step-father, having worked 40 years in the plumbing trade in Chicago, taught me for two years. The rest has been hands-on experience.
Past/Present Clients
Many hundreds of good people in Cave Creek and Carefree Arizona
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You are here: Experts > Home/Garden > Home Improvement/Repair > Plumbing in the Home > water heater temperature problems
Expert: Sharon McCarthy - 11/5/2009
Question
Hello...I'm having a problem with controlling my water heater temperature. Over the last few months, I have had to press the ECO reset button occasionally to get hot water again. Over time, it became pretty often that I had to press the reset button. Recently, the water heater will leak a little around the bottom of the unit...not from the relief valve...and the reset button will trip. The water temperature is pretty much scalding at the faucet and the hot water pipe coming out of the water heater is almost too hot to grab.
I replaced the upper thermostat with a new one and nothing is fixed...same results. I have to flip the breaker during the day to avoid the leaking at the bottom. Why is the thermostat not controlling the temperature? I haven't replaced the bottom thermostat or anything else at this point. Any ideas?
Answer
Dear Charles,
Sounds like you have two problems, the reset button and a leak. First, your hunch was corrent in replacing the thermostat. I have replaced many of them, and usually it's the upper thermostat that goes bad. But in some cases the lower one is faulty, which I'm sure is what happened with your unit.
It's difficult sometimes to determine which one is at fault. If I check a water heater when the water inside is still hot, I use a small screwdriver and turn the pointer up and down on each thermostat. Usually I'll hear a "click" when the pointer passes the number that is the temp of the water inside the tank.
So you only see this leaking when the water gets scalding hot? Nothing should cause a water heater to leak from a overly high temperature unless there is a leak from one of the elements, possibly the lower element. When you remove the bottom panel and pull off the plastic shield to replace the lower thermostat, see if the bottom element is seeping. If so, this would b a good time to change it.
I don't know if you ever drained a water heater. If you replace an element you'll need to drain it. When you shut off the top water valve and open the bottom drain valve you need to let air in, otherwise the water will not drain. Open up one of the nuts on a flex line at the top until you hear a sucking sound. That will tell you air is going in.
Also check the drain valve. Sometimes water will leak there. If so, and it's tight, you can cap it with a hose cap. Good luck! Sharon
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