01
Faucets and valves that keep failing
Pressure regulators
If your angle stops and toilet valves keep giving out, the pressure is often too high. The regulator is an inexpensive part.
Westlake Village · Pressure regulators
Water pressure regulators
in Westlake Village
Water pressure regulators in Westlake Village, from the shop on Hillsbury Road. 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 Westlake Village
What this job looks like
in Westlake Village
The water reaches Westlake Village from tanks on the hills, so on a lot of streets it arrives well above the 80 psi the code allows in a house. A regulator that failed years ago shows up as a run of small failures: fill valves, angle stops, a dripping relief valve on the heater. A gauge on the hose bib settles it in a minute, and we check it at every house we work in here.
Streets and pockets we work in: First Neighborhood, Westlake Island, North Ranch, Three Springs, Southshore, the streets off Lindero Canyon.
02
No hot water, or never enough of it
Water heaters
Tank replacements and tankless conversions, including the tight garage closets these houses tend to have. We strap it, vent it, pull the permit and take the old one away.
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.
How it goes
Four steps, and you have the price at step three
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01
You call
Danny picks up when he can, and calls back the same day. Tell him what it is doing and where.
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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.
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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.
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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 Westlake Village: things people ask
- How fast can you get here?
- Often the same day. Westlake Village is a five minute drive from the shop, so a small job can sometimes fit between two others. Say what it is doing when you call and Danny will tell you straight away when he can be there.
- Who pulls the permit?
- We do, through the City of Westlake Village, for water heaters, gas lines, repipes and remodel plumbing. The inspection is part of the job and the paperwork stays with the house.
- 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'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.”
★★★★★
“Dan is consistent. Professional, on time, only does what is needed, experienced, easy to work with, clean, and smart.”
2 of the 5, word for word. Read the rest on Google → Had us out? Leave a review →
Nearby, and related
More in Westlake Village,
and this job elsewhere
- Plumber in Westlake Village The whole town: what the houses are plumbed with, what people call about, the neighborhoods.
- Leak detection in Westlake Village Westlake Village houses were built from 1967 on with the water lines in the slab, so a leak here usually shows up on the bill or as a warm patch on the floor before anyone sees water. We start at the meter, isolate hot from cold and the house from the irrigation, and narrow it to a line. Under a slab we bring in the locator we work with to mark the spot before anything is cut. Five minutes from the shop.
- Slab leaks in Westlake Village Slab leaks are the most common serious leak we see in Westlake Village, for a plain reason: 1967-era copper under a slab, hard water, and street pressure that runs high on many streets. Once the locator has marked it, the choice is a spot repair through one opening or a reroute overhead, and the condition of the rest of the line decides which. We say which we would do in your house before you decide.
- Water heaters in Westlake Village Most Westlake Village heaters live in a garage closet sized for a 40-gallon tank in 1970, which limits what fits and how it vents.
- Drain cleaning in Westlake Village The original drain lines in Westlake Village are cast iron or early ABS, and the sewer laterals out to the street are fifty years old.
- Repiping in Westlake Village A Westlake Village repipe is nearly always a house with its original copper in the slab that has started to pinhole.
- Repairs in Westlake Village Westlake Village is where the shop is, on Hillsbury Road, so the small jobs here are the ones we do most.
- Tankless in Westlake Village Most Westlake Village houses keep the water heater in a garage closet sized for a 40-gallon tank in 1970, and a tankless hangs on that wall.
- Sewer camera & repair in Westlake Village Westlake Village went up from 1967 on, so the sewer laterals out to the street are around fifty years old, cast iron or early ABS depending on the year. The camera goes in at the cleanout and runs to the street, you watch it with us, and the transmitter on the head marks the fault and its depth on the surface. Plenty of houses here were built without a cleanout at all. In August 2026 we put one in on a line that had none, trenching about ten feet down with shoring and cutting in a combination fitting. The next clearing on that line takes an hour.
- Gas lines in Westlake Village Gas work in Westlake Village comes in a few kinds. New lines out to a BBQ, a fire pit, a range or a pool heater, sized for the appliance and the length of the run. Upsizing from the meter when a tankless goes in, which is most of the conversions here. Repairs and leak tests. In April 2026 we fitted a seismic gas shutoff valve on a meter here with a stabilizer bracket, and a smart water shutoff with a pressure relief valve on the main. Every line is tested under pressure and inspected, permit through the City of Westlake Village. If you smell gas, leave and call SoCalGas first.
Pressure regulators nearby: Thousand Oaks · Agoura Hills · Oak Park · Lake Sherwood
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Pressure regulators · Westlake Village
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. The shop is here. Monday to Friday, 9am – 5pm.