My family is officially homeless.

[mberry]

Ok. So now we're in the house but we have a problem.

The shower runs basically only hot water. I've had to turn the water heater way down just to be able to take a shower. It's a newer home, around 4 years old so I know it has a T & P valve int he shower. The only thing I can think of is the low water pressure at the house. I have not had time to adjust the pressure yet. The water pressure to the house is around 32psi. I was told I can adjust it up to 65 to 70psi without any issues. It's got the plastic lines in the house, not copper pipes. It's a Moen assembly.

So, any ideas anyone? I'm no plumber but I'm pretty handy.

 

[EArp]

I just talked to my Uncle who is a Licensed Plumber, and he said if you have cold water everywhere else in the house except the shower that it's more than likely a malfunction with the valve/on-off fixture in the shower. So maybe try replacing the shower fixture and see if that fixes the issue.

 

[mberry]

Thanks for the quick reply. I'll try finding a replacement cartridge for it. Hopefully it's an easy fix.

 

[Ram4Sam]

If it's one of those single lever fixtures, the mixing valve is bad or needs to be adjusted. The replacement cartridges can be expensive. Moen's have a lifetime warranty. I had one a few years old that was dripping, found a customer service number on their website, they sent me a new cartridge no charge, two day shipping. Didn't ask for receipt or date of purchase, just the model number of the fixture. I think they have a tech support number, it might just be out of adjustment. Good luck!



Sam

 

[kenny61]

Make sure there isnt a shut off valve that someome turned off when they winterized it

 

[mberry]

Yes, it's a single lever valve. Where would I look to adjust it? I don't ever remember them being adjustable.

Where would a shutoff valve for the shower be located? There's still a little cold water available, but not nearly enough to make it comfortable.

Also, anyone know a real estate attorney that would give me a few minutes of their time to discuss the situation.

 

[daveshoe]

The shower valve is pressure balanced. This means that once you set the temp that you desire,someone flushing the toilet will not freeze or scald the person in the shower. Think of it as a "spring' inside the valve that reduces the hot water when someone uses too much cold on the line. The effect is a lower flow to both hot and cold thru the shower to balance the temp that you have set.

Dirt could have gotten in the valve mechanism, or any number of things when they winterized it. It might be possible that you could take the valve apart and shake the control mechanism to free it up. It is also possible that Murphy could raise his ugly head and that your whole bathroom would have to be shut down if you mess around with it.

These valves are easy to change,but before I messed with it,I would have a replacement valve on hand. One way to do this is to buy one at the store,and replace it with your free one you get with the lifetime warranty. Save your receipt.

 

[kenny61]

The older ones don't have the pressure valve. A shut off valve could be anywhere if anywhere at all they are not required but may have been put somewhere in the line and when they winterized the house the person could have just started turning valves. If the piping is exposed in the basement / crawl space try to follow the pipes and make sure all valves are on. If all checks out it is probably in the shower valve and you can try cleaning it out getting a new cartridge. If you have well water or even city water put a whole house filtering kit in as it will save you headaches like this in the future. My well used to clog up the screens in my washing machine inlet I could just imagine what it could do to the small openings in a faucet valve. Keep us informed and let us know how you make out.

 

[GHarman]

Earp,



Apparently, they don't. God knows that if we had done something wrong we would have had our feet put to the fire. We had our stuff all squared away October 7th. We were ready.



Our RE agent has not been assisting us very much and appears to be totally spineless. She didn't call the people I told her to. I read the email she got; "Don't call them. They won't like it. " I told her to call them anyway but she didn't. I don't care if they like it or not.



I really wish I could have fired her. She only calls me after I call her and leave her a message. Rarely answers an email in a timely fashion, like within 1 or 2 hours. I'm in I. T. , I KNOW she can get email on her phone.



Thankfully, it appears that we will close tomorrow and then we will be able to move in. I hope!!



The seller is located somewhere in Kansas City I believe. Trust me, I am going to be complaining big time. I'm even going to file a complaint about our RE agent.



Stranger, I really appreciate the offer, but we are staying in our friends' travel trailer. My wife still isn't completely healed from her surgeries and her having to commute to Fernley twice a day just wouldn't work well for her.



Sam, They put an actual lock on the valve. I thought about cutting it off, but then I would be liable if something were to go wrong.

Semper Fi, Bud!, Sorry you are in such a mess! I'd FIRE your real estate agent for lack of representation and get another from a Name recognized company like REMax or other national name. Then, Start your complaint process, violation of Contract is a serious offense in Colorado! The reason for the big name realestate company is you have the chain of Command and that realtor has to be accountable to a higher authority and a National image to uphold. A little Newspaper article from you, mentioning the agent and the circumstances as well as the Bank involved, is as good as "one shot, one kill", under different circumstances. The other alternative is to get a lawyer, which is more money out of your, already stretched budget. If your old realtor belongs to a larger company, I would be on the phone straight to the Top, in a NEW YORK MINUTE!. I realize you got alot going on and that is more stuff to juggle. Jes' cause they got you pinned down dont mean yer out of ammo! Its a battle, just a little different. Adapt, Improvise, Overcome; OOhhhaaaOo. . GregH

 

[EricBu12]

All this thing of being homeless when in transition or if you suddenly lose you home, is why I have a 5th wheel RV. . also when there is an emergency like no power or stuff. . it is a second house that is available... . fully self-contained.

Good luck in fixing up your fixer-upper.

 

[mberry]

The house is at most 4 years old. I was under the house yesterday and there are no valves in the crawlspace to shut off. The tub works fine and is fed from the same lines as the shower and is probably the same model valves as the shower. It's got to be the cartridge in the valve itself. Maybe I'll be able to just switch them out and be fine, but the only thing the did do when winterizing is drain the water heater, shut off the gas to it,, pour antifreeze in the drains, and shut the water off at the meter. De-winterizing was done a week ago.

I'm trying to purchase a 5th wheel now. I'm just so busy with work right now I can't focus on it.