Quote:
Originally Posted by lightsout06810 
Over the course of time all tempering valves or anti scald valves seem to go bad and If you have well water, the guts inside the valve can get plugged up with crud and mineral deposits...
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Thanks for this reminder of why if something is working as designed, don't try to fix it. Thanks to the 'code' and these mixing valves, there are probably tens of thousands of people wondering why their hot water never gets hot anymore. Some of them are probably going crazy because even when they call a repairman or plumber, he doesn't diagnose the problem correctly and nothing gets solved. Or he refuses to work on the mixing valve or remove it and put things back the way they were originally.
I get water from the city. I assume it comes from the lake. No matter, your explanation of what might be happening is very helpful and I have decided to remove the valve and reconnect the pipes the way they would go if there was no mixing valve. Even if I have to pay double to get it done.