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Summary:
- Most homes in San Mateo and the Bay Area have a Pressure Reducing Valve (PRV) (also known as a water pressure regulator). They keep your water pressure at a safe and consistent level at all times.
- Excessively high water pressure is one of the most common contributors to plumbing problems like leaking faucets or burst pipes. Constant exposure can wear down your pipes and lead to early pipe failures.
- Water pressure regulators were made mandatory for all new residential construction in 2002. If you don’t have a PRV already, having one installed may lower your water bills, save your plumbing, and spare you from costly repairs.
- Installing a water pressure regulator involves cutting into your main water line, so it isn’t a DIY job. Our licensed plumbers know how to complete the work up to code.
- Water pressure regulators last up to 12 years and need very little maintenance. They’re also very easy to restore if you have the right tools on hand.
If you live in the Bay Area, there’s a good chance your home has a Pressure Reducing Valve (PRV). That’s because cities like San Francisco, San Mateo, and Oakland use elevated water pressure to make sure homes at all elevations still get reliable service.
Water speeds up as it flows downhill and slows down as it climbs uphill. The faster it travels, the more pressurized it is by the time it reaches homes in low-lying areas such as Alameda, San Leandro, and the Marina District.
Installing a PRV on your main water line ensures you have consistent water pressure at all times so you don’t run into an emergency plumbing situation. Find out why your water pressure matters so much and how this little device can help below.
First: Why Your Water Pressure Matters So Much
Water pressure is measured in Pounds Per Square Inch (PSI)—that’s how many pounds of force are pressing on every square inch of pipe at any given time. In a perfect world, your water pressure would fall somewhere between 40-50 PSI.
But that’s just not the reality for a lot of customers here in the Bay Area. Thanks to our hilly terrain, municipal water lines clock in at up to 150 PSI or higher on a regular basis in some neighborhoods! Constant exposure to high-pressure water can cause so many issues:
- Leaking faucets
- Running toilets
- Banging or noisy pipes
- Cracked or busted pipes
- Major leaks and floods
- Spitting when faucets turn on
- Water heater breakdowns
The higher the PSI, the more likely you are to experience problems like these. Some homeowners install a gauge to help them keep track, but pressure values can fluctuate day-to-day even at higher elevations—and if you’re going to all that trouble, it’s probably easier to just install a PRV.
Read More: Why Backflow Testing Can Save You Big Time
What Exactly is a PRV—and How Does It Help?
A PRV is effectively a one-way valve that relies on basic fluid mechanics to control the pressure of your water. If it’s been a minute since you studied any physics, take a look at the diagram below for a quick overview of how it works.
You can set a reducing valve to any desired pressure within the product’s design limits by tightening or loosening the adjustment screw on the top. Once it’s set, it will continue to regulate your water pressure at that PSI until you change it.
Why You Might Have (or Need) a PRV
In 2002, it became a requirement for all newly constructed homes to have a PRV installed at the city water main line coming into the home. If your home was built after that, you most likely already have a regulator, but there are always a few edge cases.
If you live in an older home or aren’t sure whether you have a PRV, look for a yellow, gold, red, or black bell-shaped fixture and pressure gauge on your main waterline. It’s pretty hard to miss once you know what you’re looking for!
Having a PRV on your water line:
- Protects your plumbing from damage caused by high water pressure.
- Extends the life of appliances like washing machines and dishwashers.
- Reduces your risk of leaks in pipes, faucets, and fixtures.
- Lowers your water bills by slowing the flow of water into your home.
- Helps you use water more efficiently without waste each day.
- Keeps the pressure steady and comfortable at taps and showers.
A water pressure regulator also just generally lowers the amount of strain on your plumbing system. Paired with regular maintenance and annual inspections, it will help keep your pipes in good working condition for longer without the need for early replacements.
Read More: How to Find Your Water Shutoff Valve
How to Install a Water Pressure Regulator
We’ve had customers ask if installing a PRV is DIY-friendly over the years. Our advice is always the same: leave any job that involves accessing or adjusting your main water line to a licensed plumber who has the knowledge and skills to ensure the work is up to code.
That said, it does help to understand the installation process so you know what’s going on when your plumber arrives to do this work. The first step is always turning off the supply of water at the curb or wherever your shut-off valve is located. From there, we:
- Open a nearby faucet to release pressure and allow any remaining water to drain out.
- Cut into the main water line, typically just after the shut-off valve.
- Clean the pipe ends carefully and prep them for a tight, leak-proof fit.
- Install the PRV, making sure the arrow on the valve points toward your house.
- Secure all fittings with threads or solder, depending on your setup.
- Tighten all connections and double-check to ensure they’re all stable.
- Turn the water back on slowly and closely monitor the line for leaks.
- Adjust the pressure using the screw on top of the valve (if needed).
From there, all that’s left to do is test your water at all fixtures in your home, like showers, tubs, and sinks. If your water pressure stays even and you aren’t having any serious issues, you’re good to continue on enjoying your water as you normally would!
Read More: How Long Do Plumbing Pipes Last?
Maintaining Your PRV & Checking Water Pressure
Water regulators are extremely durable—most last around 7 to 12 years before they need to be serviced or replaced. Even then, they’re considered a “life-of-mortgage” product because a malfunctioning PRV is rarely, if ever, fully replaced. Instead, they can be restored with a service kit that’s more affordable than the unit itself.
In terms of care, we do recommend checking the gauge periodically or whenever your water pressure seems slightly off. On most PRVs, the gauge is right on the unit itself.
If you want to be absolutely certain, you can attach a portable pressure gauge to an outdoor faucet or water heater drain. Leave it in place for a minimum of 48 hours to catch any swings.
If you lose water, or the gauge reads higher than 60 PSI, send us a message right away. We can come out and identify the source of the problem before it harms your plumbing.
How Much Does a PRV Cost?
Installing a water pressure regulator is very affordable, so much so that we feel it’s one of the best investments Bay Area homeowners can make. The cost of the unit itself is typically several hundred dollars. You’ll also pay for the labour involved with the installation.
Because every customer’s setup is unique, we strongly recommend contacting us for a quote for professional installation. We always give you an upfront estimate before we start any work so there are no surprises or hidden fees along the way.
When you hire Caccia, you’re getting real value for your money. We bring:
- Licensed and insured plumbers you can trust
- A team with decades of experience installing PRVs
- Quick, friendly, and professional service
You’ll also be working with a team that personally understands what it’s like to struggle with water pressure problems here in the Bay Area, because we live here, too! That’s why we take the time to build trust with our neighbors and get the job done right.
Get Help With Water Pressure in the Bay Area
Regulating your water pressure is one of the best ways to prevent wear and tear on your plumbing. Left unchecked, high PSI ratings will eventually wear out just about everything that comes into contact with your plumbing system.
Installing a PRV can help you save money over time, but it can also spare you the heartache and expense of replacing pipes, appliances, and fixtures early. But you’ll also enjoy more consistent water flow, too, so you won’t have to worry about a sudden spike or weak trickles when you’re taking that long, hot shower or bath at the end of the day.
Need help installing or maintaining your water pressure regulator? Let’s talk! Send us a message or give us a call at (650) 294-8598 for faster service.
