Originally Posted By: John Bowman
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1. I noticed that the bathroom was remodeled three years ago. Is this the first time that this problem (if it is a problem) has surfaced.
2. Is the water in the tank, actually warm or hot. You indicated warm. Warm is a classic sign of anti-sweat fixture being installed.
I would recommend you do a follow up inspection on this situation. Things to check for:
1. Shut off the main hot water supply. Flush the toilet. If it fills with cold water only, then this would be a strong indicator that there is a anti-sweat valve present. If it doesn't fill then the toilet is more than likely hooked up to the hot water supply line, especially if you turn the hot water back on and it fills (then, I would recommend to the client that the discrepancy be reviewed by a qualified contractor/plumber).
2. If you can, follow the water supply line to the toilet to determine its source.
3. Is there a anti-sweat valve installed. They are known to go bad. If the toilet is filling with Hot water (make sure you run the hot water in a nearby fixture, i.e. tub or sink first to ensure that the water is good and hot coming up to the bathroom, flush the toilet a couple of times and observe the water temperature coming in, being careful not to burn your hands). If the water entering the tank is very hot, try adjusting the anti-sweat valve. If adjustment is not successful more than likely a new anti-sweat valve is needed. Sometimes a good cleaning of the anti-sweat valve system (i.e. particle build up from solder, hard water, etc. ), may be the only thing required. In this instance you should recommend that a qualified contractor/plumber be consulted.
Doing these things may be beyond the scope of a Home Inspector, especially if the plumbing is within the walls/floors. Anti-sweat or mixing valves are normally in sight. Occassionally the plumber/contractor will put them in a wall with an access panel. However seeing as how the client is your mother....
Please let us know how you made out.
Bowman Contracting - Home Inspections.