Jim - It might be building up too much pressure. Check the water
temperature of the hot water. It should be no more than 140. 120 is
safer and recommended if you have kids. A meat thermometer should be
close enough and covers the right temperature range.
The two consecutive showers probably made the tank colder than normal.
If it then heated fully without a hot faucet being opened, the pressure
reached the point were the valve tripped like it should.
If you have a water pressure gauge, you could connect it to the laundry
sink or washing machine hot water valve. Check it after a shower or
other big use of hot water then again after 30 minutes to see how much
it went up.
I've seen cases were people also put in a small expansion tank near the
heater. Search "hot water expansion tank" for details.
Brian
On 9/13/2013 11:58 AM, Jim Stone wrote:
> The major appliances in the rental property we bought last year were all on
> their last legs, but we have been trying to stretch out replacing them as long
> as possible to keep it from becoming a money pit. The furnace and
> refrigerator were the first to go. Stove, dishwasher and air conditioner are
> all close behind. The water heater is from 2002 and, not knowing how well it
> was treated in the past, is probably also at the end of its life expectancy.
> The pressure release valve had a very slow drip when we took possession, so I
> replaced it. The new one still dripped and, thinking it was a defective
> replacement, I replaced that too. But the drip remained. It probably drips
> about a cup a day, but I have the valve running into a floor drain, so I have
> never been too worried about that. However, yesterday after both my wife and
> I took relatively consecutive showers, the valve opened up completely and shot
> water out. I shut off the water supply and the tank and reset the valve and
> all has been normal since. I hadnt notice the setting before the valve
> opened, but the water had been very hot and I suspect the renters had turned
> it up pretty high.
>
> Is the drip and one time opening up an indication of impending failure? I am
> not happy about spending the money right now, but it is certainly better to
> replace it ahead of a catastrophic failure.
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