01
The water heater is on its way out
Water heaters
Tank replacement and tankless conversion. On a conversion most of the work is the gas sizing and the venting, which is where cheap quotes tend to come up short.
Thousand Oaks · Pressure regulators
Water pressure regulators
in Thousand Oaks
Water pressure regulators in Thousand Oaks, ten minutes from the shop in Westlake Village. The water comes into the Conejo Valley from tanks on the hills, so on a lot of streets it arrives well above the 80 psi the code allows inside a house. The regulator is the part that protects everything after it.
Call (805) 330-3111
Request a visit
Danny picks up when he can, and calls back the same day. You get the price before we start, and nobody here is on commission. Monday to Friday, 9am – 5pm.
Licensed
CSLB #339618
Insured
Bonded and insured
Since 1977
49 years, two generations
On Google
5.0 stars
In Thousand Oaks
What this job looks like
in Thousand Oaks
Thousand Oaks sits high enough on its east side that street pressure arrives above the 80 psi the code allows in a house, and it is worse on the hillside streets above Lang Ranch. A regulator that failed years ago shows up as a run of small failures: fill valves, angle stops, faucet cartridges, a dripping relief valve. A gauge on the hose bib settles it in a minute. In December 2025 a shower valve here needed a new cartridge and the regulator at the front of the house had failed as well, so both were replaced. An expansion tank goes on at the heater with it.
Streets and pockets we work in: Lang Ranch, Sunset Hills, North Ranch, the Westlake side of the boulevard, the older tracts off Erbes Road.
If that is what yours is doing (805) 330-3111 Mon–Fri 9–5 Request a visit →
The job
How it goes
A pressure regulator is a valve on the main line where it enters the house, usually near the front hose bib. It takes street pressure, which here can be 100 psi and more, and holds the house at 50 to 70. They last ten to fifteen years. When one fails it fails quietly: the pressure creeps up, and the first sign is that things start breaking. Toilet fill valves, angle stops, faucet cartridges, the washing machine hoses, the relief valve on the water heater. People replace those one at a time for years without knowing why.
The test takes a minute. A gauge on a hose bib reads the pressure, and if it is over 80, or if it swings when a fixture shuts, the regulator is done. Replacement is a few hours: the old valve comes out, a new one goes in with unions so the next one is easier, and we set it to what the house wants and check it at a tap. If the water heater has no expansion tank, it gets one at the same time, because a regulator with no expansion tank is what makes the relief valve drip.
We check the pressure at every house we work in. It is the single most useful thing to know about a house in this valley, and a working regulator is the cheapest insurance the plumbing has.
Call if
What you notice,
and what it usually is
01
Fixtures keep failing, one after another
Pressure. The regulator is gone and everything downstream is taking it.
02
Banging pipes when a valve shuts
Water hammer, and pressure makes it worse. The regulator is the first thing to check.
03
The water heater relief valve drips
No expansion tank, or a failed regulator, or both.
04
The shower blasts, then fades
A regulator hunting. It is on its way out.
05
Your house has never had one
Some do not. A gauge on the hose bib says whether it needs one.
Work in Thousand Oaks
From the invoice book,
names left off
-
December 2025
A shower leak that turned out to be pressure
A leaking shower valve got a new cartridge. The house's leak-monitor app was showing the pressure too high, so we tested the regulator at the front of the house, found it had failed, and replaced it. Two problems, one cause.
How it goes
Four steps, and you have the price at step three
-
01
You call
Danny picks up when he can, and calls back the same day. Tell him what it is doing and where.
-
02
We look
We come out, find the cause and show you. In plain words, with the part in our hand where there is one.
-
03
You get a price
Before anything starts. Repairs are our time plus parts, and the bigger jobs get a written bid. Nobody here is on commission.
-
04
We do the work
Small repairs are usually done the same visit. Bigger jobs get a start date and a number of days, and we hold to it. Done to code, permitted where it needs it, the house left the way we found it.
Common questions
Pressure regulators in Thousand Oaks: things people ask
- How fast can you get to the east side of Thousand Oaks?
- Often the same day. It is a ten minute drive. Say what it is doing when you call and Danny will give you a time straight away.
- Does the oak tree ordinance affect a sewer repair?
- It can. The city protects oaks and the root zone around them, so a trench cannot always take the shortest route. We locate the line from the surface first and plan the dig around the trees before anything is priced.
- What should my water pressure be?
- Between 50 and 70 psi inside the house. Code allows up to 80. Above that, fixtures are outside what they were built for and the warranties on most of them are void.
- Where is my regulator?
- Almost always on the main line as it enters the house, near the front hose bib or the main shutoff. It is a bell-shaped brass valve with an adjusting screw on top.
- Can I test the pressure myself?
- Yes. A gauge that screws onto a hose bib costs about ten dollars at a hardware store. Read it with everything off, then with a tap running. Over 80, or a big swing between the two, and it is time.
A question that is not here (805) 330-3111 Mon–Fri 9–5 Request a visit →
Google reviews
What people say
5.0 ★★★★★ 5 reviews on Google
★★★★★
“Dan is consistent. Professional, on time, only does what is needed, experienced, easy to work with, clean, and smart.”
★★★★★
“Dan's Plumbing did excellent job for us replacing our broken water pressure regulator. Quick response, good price, great quality of work. Will hire them again.”
2 of the 5, word for word. Read the rest on Google → Had us out? Leave a review →
Nearby, and related
More in Thousand Oaks,
and this job elsewhere
- Plumber in Thousand Oaks The whole town: what the houses are plumbed with, what people call about, the neighborhoods.
- Leak detection in Thousand Oaks On the east side of Thousand Oaks the leaks split by neighborhood.
- Water heaters in Thousand Oaks Water heaters on the east side of Thousand Oaks tend to fail in batches: the Lang Ranch houses from the late nineties are all reaching their second replacement at once. We replace tanks with the strapping, the expansion tank and the City of Thousand Oaks permit, and we do tankless conversions where the gas line can be sized for it. In October 2025 we took a tank out of a Thousand Oaks garage and put a condensing tankless unit in its place.
- Drain cleaning in Thousand Oaks Thousand Oaks protects its oaks by ordinance, and that matters the moment a drain problem turns out to be a sewer problem: the shortest trench often runs through a root zone you cannot dig in. So we clear the line first, and if it has backed up before we put the camera down and locate the trouble from the surface before anyone prices a repair. In November 2025 one main here was blocked with flushable wipes and another with roots.
- Sewer camera & repair in Thousand Oaks A camera inspection in Thousand Oaks answers a question the oak ordinance makes expensive to guess at: where exactly the line has failed, and whether a repair can stay out of a protected root zone. We run the camera from the cleanout to the street, you watch it with us, and the transmitter on the camera head lets us mark the fault and its depth on the surface so the hole goes in the right place the first time.
- Repiping in Thousand Oaks Repipes on the east side of Thousand Oaks are the older tracts, sixties and seventies copper that has pinholed more than once.
- Gas lines in Thousand Oaks Gas work on the east side of Thousand Oaks lately has been outdoor kitchens, fire pits and upsizing for tankless heaters.
- Repairs in Thousand Oaks On the east side of Thousand Oaks most of what we do is small.
- Tankless in Thousand Oaks Thousand Oaks tankless work is mostly conversions, and the unit is the easy part.
- Slab leaks in Thousand Oaks Slab leaks in Thousand Oaks come from the older tracts on the east side, off Erbes Road and along Westlake Boulevard, built in the sixties and seventies on slab with the copper in the concrete. The Lang Ranch houses are thirty years younger and rarely have one. A warm patch on the floor, or a bill that jumped, is how it starts. We isolate the line at the meter, then bring in the leak-locating specialist we work with to listen through the slab and mark the spot. Then it is a spot repair through one opening or a reroute overhead, and we say which we would do in your house.
Pressure regulators nearby: Westlake Village · Agoura Hills · Oak Park · Lake Sherwood
Request a visit
Leave your details, and Danny calls you back
Your name, your number and a line about what it is doing. It goes straight to Danny's phone and he calls back to set a time, usually the same day. If it is leaking right now, skip the form and call (805) 330-3111.
If the form does not appear, open it in a new tab or call (805) 330-3111.
Pressure regulators · Thousand Oaks
Tell Danny what
it’s doing
Describe the symptom and you will usually have an answer in two minutes. You get the price before any work starts. Ten minutes from the shop. Monday to Friday, 9am – 5pm.