Plainfield Home Inspector Discusses TPR Valve

As a Plainfield home inspector you have to be part detective and investigate the options. I ruled out the gutter because they were unobstructed and the exterior wall covering had no signs of water leaking or damage. As the home inspection progressed to the interior I was inspecting the laundry area and did notice that there were wall repairs at the drain system for the washer. During all home inspections in Plainfield I will run the washer and dryer, and at this time the drain was not leaking, but the supplies did have a small slow leak, so now I had a possible reason for the wet area on the foundation. I told my client that this could possibly be the reason and he should have the plumbing fixed and it may have been an issue in the past due to the wall repairs at that area.
I turned my attention to the water heater, as this is part of the home inspection process as well. Plainfield home inspectors should inspect the water heater and report on its condition and this is a perfect example as to why they should. I noticed that the TPR (Temperature Pressure Relief Valve) discharge pipe terminated below the floor into the crawl space, instead of terminating about 6 inches above the floor. The TPR discharge pipe should terminate at that point so that when the pressure or the temperature gets too high, the valve will open and allow the water to discharge and relieve the pressure. You will see the discharge and know there is a problem; as opposed to not being able to see it if it is discharging into the crawlspace. My job as a Plainfield home inspector is to educate my clients, so I explained this to my client on site as well as reporting it in the home inspection report for the client’s future reference.



A Plainfield home inspection will include an inspection of the basement and/or crawl space. Your Plainfield home inspector put on his protective equipment and climbed into the crawl space to finish the home inspection. The first thing I saw was this wet area at the adjacent area to the exterior water stain. As I got closer I could see the end of the TPR discharge pipe and it was dripping water all over the sill plate and the foundation. This was the source of the water staining on the exterior. The water was running under the sill plate, which had no sill gasket but should have one, and emptying to the outside foundation wall. This is exactly why the TPR discharge pipe should terminate 6 inches above the floor, so you can see the problem. The valve is leaking and needs to be replaced and the discharge pipe should be cut back to above the floor. Most people will not go into the crawl space unless they have to, except for home inspectors; we are in them all the time. The best news is that this is an easy repair and won't cost the client a bunch of money.
This is a great example why you should have a home inspection performed by a qualified home inspector.
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Merino's Home Inspection & Education Inc.
9029 Pebble Beach Lane
Orland Park, Illinois 60462
708-535-6057
708-612-6679
Merino's Home Inspection & Education Inc.
9029 Pebble Beach Lane
Orland Park, Illinois 60462
708-535-6057
708-612-6679
Orland Park home inspector
Tinley Park home inspector
Illinois Home Inspector License 450.010091
Illinois Home Inspector Entity License 451.000851
Tinley Park home inspector
Illinois Home Inspector License 450.010091
Illinois Home Inspector Entity License 451.000851
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Home Inspector Contact
Michael Merino
Illinois Licensed Home Inspector
Phone 708-535-6057
Cell 708-612-6679
Phone answered
6am to 10pm
Seven days a week
MerinosHIE@gmail.com
Home Inspector Contact
Michael Merino
Illinois Licensed Home Inspector
Phone 708-535-6057
Cell 708-612-6679
Phone answered
6am to 10pm
Seven days a week
MerinosHIE@gmail.com
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