Water pressure valve regulators

Hi Leonard — I’ve recently read about water pressure that goes into houses and how it should be like 60-80 PSI. I understand that it can cause damage to pipes if it is much higher. I bought a tester, and my pressure is about 110 PSI, even though I have one of those pressure regulators on my house? I think it might be dead? Help! Bob M., Las Vegas

Hi Bob — Yes, the pounds per square inch (PSI) — and check with your local water authority — should be 60 to 80. You probably bought a $15 tester at the store, unscrewed an outdoor hose attached to your property, then screwed on the tester, turned on the water and found the higher 110 PSI. Good job for doing a little DIY test!

OK, you can reduce that pressure with the water pressure regulator; and you noted you have one on your house, but it doesn’t seem to be doing the job. Those regulators only last 5-7 years, so yours probably is dead if your house is older. To test a little more, you can carefully turn the screw at the top of the pressure regulator, while your tester is on the hose bib, and see if the pressure changes. If not, you need to replace the regulator, and they’re about $85.

If you can find an exact match and size, and your main water shut-off is in line from the city’s water supply and before the regulator, then you might be able to just shut off the water, unscrew the old regulator with a crescent or pipe wrench, and install a new one — if you are handy. If not, have a plumber come test the water PSI and install a new regulator for you.

For non-handy people, parts and labor will probably cost $350-$500 for the install, depending on whether the water main shut-off is easily accessible. Do a little more research on the Internet and make sure to have a couple of plumbers give you an estimate. Good luck.

Real Estate Q&A: Water Pressure Regulators and HOA Document Contingencies | Zillow Blog.