Fixtures keep failing, one after another
A failed regulator.
Services · Pressure regulators
Water pressure regulators
5.0 on Google (20 reviews) CSLB Lic. #339618 Family shop since 1977
Conejo Valley water comes from tanks on the hills, so on many streets it arrives above the 80 psi code allows in a house.
Dan picks up when he can and calls back the same day. Tell him what it's doing and you'll usually get a rough answer on the spot.
- Quoted before we start
- Westlake Village, Thousand Oaks, Agoura Hills, Oak Park
- One year on our labor. Thirty days on drain clearing.
“Dan and his crew are absolutely the best! Professional, communicative and fair prices. Couldn't ask for anything more!”
“Dan is consistent. Professional, on time, only does what is needed, experienced, easy to work with, clean, and smart.”
“Very friendly, efficient and went above my expectations!”
The job
How it goes
A regulator is a valve on the main line, usually near the front hose bib. It takes street pressure, 100 psi and more here, and holds the house at 50 to 70. When one fails after ten to fifteen years, pressure creeps up and fill valves, angle stops, cartridges and washer hoses start breaking.
A gauge on a hose bib tests it in a minute. Over 80, or a swing when a fixture shuts, means it's done. Replacement takes a few hours, with unions so the next swap is easier. If the water heater has no expansion tank, we add one.
We check the pressure at every house we work in. Here, it's the most useful thing to know.
Call if
What you notice, and what it usually is
Banging pipes when a valve shuts
Water hammer. High pressure makes it worse.
The water heater relief valve drips
No expansion tank, a failed regulator, or both.
The shower blasts, then fades
A regulator on its way out.
Your house has never had one
A quick gauge test says if it needs one.
Tell us what it’s doing and we can usually narrow it down on the phone.
From the jobsite
Recent jobs
Four steps
How a job goes
- 01
You call
Dan picks up when he can and calls back the same day. Tell him what it’s doing.
- 02
We look
We come out, find the cause and show you, with the old part in hand when there is one.
- 03
You get a price
Before anything starts. Repairs are time plus parts. Bigger jobs get a written bid.
- 04
We do the work
Small repairs usually get done the same visit. Bigger jobs get a start date we keep. Permitted where needed, and the house left clean.
What the neighbors say
“They explain what needs to be done to fix the problem, are willing to do the work asap and take care in keeping the work area clean and unmarred.”
“If you're looking for a plumber who actually knows what they're doing look no further than Dan's plumbing. We use them on all of our projects”
“My 12 year old water heater started leaking yesterday so I texted him, and he called me right away to help me turn off the water and gas. And he was here next day with a new water heater installed.”
Common questions
Things people ask about water pressure regulators
What should my water pressure be?
Between 50 and 70 psi. Code allows up to 80. Above that, most fixture warranties are void.
Where is my regulator?
Near the front hose bib or main shutoff. It's a bell-shaped brass valve with a screw on top.
Can I test the pressure myself?
Yes, with a hardware-store gauge on a hose bib. Over 80, or a big swing when a tap runs, means it's due.
Why do I need an expansion tank with it?
A regulator closes the system, so when heated water expands, the pressure spikes and the relief valve opens. An expansion tank absorbs it, and California requires one on new installs.
Where we do this
Close to the shop
The shop’s in Westlake Village. Everything we cover is about ten minutes away. Just outside these? Call and ask.
Often goes with this
Related work
Plumbing repairs
Toilets, faucets, disposals, angle stops, hose bibs and shower valves, usually fixed in one visit.
Water heater repair & replacement
Tank repairs and replacements, including the strapping, venting, expansion tank and permit.
Slab leak repair
The most common serious leak we see in the Conejo Valley, fixed with a spot repair or a reroute.
Tell Dan what it’s doing.
You’ll usually get a rough answer on the spot. Leaking right now? Shut off the main, then call.
Or send the details and Dan will call you back. Monday to Friday, 9am – 5pm.