Super hot water - what’s the fix?

In rental properties, HPD code requires a minimum 120F, (110F) water temperature. [Screen Shot 2021-07-07 at 9](//muut.com/u/brownstoner/s3/:brownstoner:ymUL:screenshot20210707at9.42.51am.png.jpg)

ellenlourie

in Plumbing 3 years and 9 months ago

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stickerhappy | 3 years and 9 months ago

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When we put the hot water on fully, it’s gets scalding hot, I think I measured it at 140 degrees. I tried adjusting it down on the hot water heater itself but one setting down and it comes out too cool. I know at one point someone mentioned to us about a mixing valve would solve this. Is that the solution or any other ideas? This is a small multifamily building and the hot water heater serves the whole building. Thank you!

ellenlourie | 3 years and 9 months ago

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Domestic hot water should not exceed 140F. If your water temperature is at 140F or lower, you are ok. Just add cold water to mix down to desired temperature. You don’t want to keep water in the tank too low because of legionella.

stickerhappy | 3 years and 9 months ago

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Thanks for the advice. I guess our other concern was for kids in the building and the possibility of accidental burns since it really feels like a dangerous temperature when fully hot.

stickerhappy | 3 years and 9 months ago

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Anyone familiar with mixing valves or have one installed for safety?

Guest User | 3 years and 9 months ago

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Callleffi has a great line of mixing valves. Easy to adjust with built in thermometers for reading the temp. Watts is also a great choice but you have to add the thermometer when installing

stickerhappy | 3 years and 9 months ago

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Eman, is a mixing valve what you’d recommend for our situation? Any idea what that’d run to install?

stevecym | 3 years and 9 months ago

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I should not let the plumbers on here know it, but I changed my own a couple years back. I would tell any one doing this to hire a plumber. That said, it was easy.

If someone has the tube to add/reroute a cold water line for the mixing valve and has the valve and other stuff organized, it should take an hour. Finding parking might take more time. So price can be figured off that.

I used watts as that was what had been there, like $75.00. I like the one eman mentions though as we have no thermometer with ours.

Guest User | 3 years and 9 months ago

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A mixing valve will not only allow you to adjust the temperature of your hot water, but it will allow you to extend the amount of hot water generated beyond the capacity of your tank. Drop me a line at errol832000@hotmail.com if you want me to take a look

hkapstein | 3 years and 9 months ago

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Caleffi tank mixer is awesome and easy to install. But if you have hot water recirc, you need to do a more complicated setup or you will have hot water creep. If you have that let us know.

dorkofwindsor | 3 years and 9 months ago

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most modern single handle faucets have an adjustment screw at the back of the base (usually Allen wrench) that one can turn to adjust the mixing valve how hot the “full-hot” position is. If one has kids, these could be considered. at the very least in the bathroom they use.

stickerhappy | 3 years and 9 months ago

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Interesting- I didn’t know about that. Is there anything like that on new shower/tub body to limit the “full hot” water?

stevecym | 3 years and 9 months ago

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If one is strictly worried about the kids and otherwise does not mind having to use the faucet to temper the water, they have anti scald valves that get installed before the shower head. Some jurisdictions require them.

Dork, if I had known what you said and if my shower body has one, I might not have changed my mixing valve.

hkapstein | 3 years and 9 months ago

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I could be wrong, but I assumed you weren’t allowed to deliver >120 degree water to a lav or sink either. But it is possible to install point of use anti scald valves at all sinks and showers, it just might be a lot more expensive than one mixing valve at the tank.

lkrshacmzcy | 3 years and 9 months ago

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If all of the fixtures are giving you the same issue, a Mixing Valve is the way to go. Just make sure to understand the concept of the Mixing Valve otherwise it could be a waste.

lkrshacmzcy | 3 years and 9 months ago

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    string(22) "artjimenez78@gmail.com"
    ["user_url"]=>
    string(0) ""
    ["user_registered"]=>
    string(19) "2024-07-02 16:32:25"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(11) "lkrshacmzcy"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(209518)
  ["caps"]=>
  array(1) {
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(1) {
    [0]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(1) {
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

If all of the fixtures are giving you the same issue, a Mixing Valve is the way to go. Just make sure to understand the concept of the Mixing Valve otherwise it could be a waste.

ellenlourie | 3 years and 9 months ago

string(1) "1"
object(WP_User)#5140 (8) {
  ["data"]=>
  object(stdClass)#5141 (12) {
    ["ID"]=>
    string(6) "209451"
    ["user_login"]=>
    string(11) "ellenlourie"
    ["user_pass"]=>
    string(34) "$P$BW7BCPC4MhhU4md6aHcLH/64c1GhM1/"
    ["user_nicename"]=>
    string(11) "ellenlourie"
    ["user_email"]=>
    string(22) "ellen.lourie@gmail.com"
    ["user_url"]=>
    string(0) ""
    ["user_registered"]=>
    string(19) "2024-06-29 12:47:36"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(11) "ellenlourie"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(209451)
  ["caps"]=>
  array(1) {
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(1) {
    [0]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(1) {
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

You can install a mixing valve on the water heater. Showerheads have their own mixing valve

ellenlourie | 3 years and 9 months ago

string(1) "1"
object(WP_User)#4932 (8) {
  ["data"]=>
  object(stdClass)#5124 (12) {
    ["ID"]=>
    string(6) "209451"
    ["user_login"]=>
    string(11) "ellenlourie"
    ["user_pass"]=>
    string(34) "$P$BW7BCPC4MhhU4md6aHcLH/64c1GhM1/"
    ["user_nicename"]=>
    string(11) "ellenlourie"
    ["user_email"]=>
    string(22) "ellen.lourie@gmail.com"
    ["user_url"]=>
    string(0) ""
    ["user_registered"]=>
    string(19) "2024-06-29 12:47:36"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(11) "ellenlourie"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(209451)
  ["caps"]=>
  array(1) {
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(1) {
    [0]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(1) {
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Here some info you may be ineterested in [Screen Shot 2021-07-07 at 9](//muut.com/u/brownstoner/s3/:brownstoner:amVv:screenshot20210707at9.20.06am.png.jpg) [Screen Shot 2021-07-07 at 9](//muut.com/u/brownstoner/s3/:brownstoner:tSXb:screenshot20210707at9.28.05am.png.jpg) [Screen Shot 2021-07-07 at 9](//muut.com/u/brownstoner/s3/:brownstoner:zdb8:screenshot20210707at9.25.45am.png.jpg) [Screen Shot 2021-07-07 at 9](//muut.com/u/brownstoner/s3/:brownstoner:jhBh:screenshot20210707at9.25.32am.png.jpg)