SFH - Last year tenant complained of low water pressure thru entire house.

I had plumber replace the main-shut-off valve and the gaskets of the pressure regulator. This fixed the problem, BUT, now, a year later, there was the same issue - low pressure.

I sent the same plumber to fix it (& reminded them of previous *fix* )

Tenant tells me that according to plumber (who hasn't contacted me yet) that 'plastic covering of the pressure restrictor is stripped, so it doesn't have any affect when you turn it. They removed the plastic covering, and used a wrench to adjust the pressure via a bolt that the plastic covering is supposed to turn which made a huge difference. Our pressure had been set to 40, and changed to 60 (which the guy said was normal). All water flow everywhere is now back to normal. They replaced the plastic covering, and explained that it should probably be replaced at some point. '

For you plumbers on this site, how do you explain this, and what would you respond to the plumbing company?

Why replace it?

Plastic "cover" drives a metal nut? Hmmm....

Vee, I don't quite understand. Do you mean ask the plumber to install a new regulator & they can fix the old one if they want to?

I am a California licensed plumbing contractor. When it comes to old plumbing fixtures, valves, pipes and fittings, if "touched" the wrong way -- things will fall apart.

Example: imagine you need to replace a pipe coming out of a faucet. You can't just take a wrench and unscrew a fitting. You must first brace the faucet with one wrench and with a second wrench unscrew things carefully. Since a faucet has two or three other connection, any movement will cause things to break off. Once broken, the fixture and supporting pipes will all have to be replaced to make a good solid leakproof connection.

I've had so many landlords not understand why it took me 10 minutes to unscrew something. Those 10 minutes saved the old fixture and water connections from being destroyed.

So in your case, a pressure regulator or balancing device do have plastic parts that will break when the brass parts get frozen. A good plumber knows this and will take things apart, clean and lubricate things before making an adjustment.

Robert J - The part is only a year old - and was installed by a licensed plumber.

So what should I do now - ask him to come back and replace the plastic part?

Should it have failed after only 1 year?

Unfortunately things aren't as well build as you used to be. Some parts do come with a limited warranty. If you check online with the manufacturer and model number you will see what's covered -- parts and/or labor.

In most cases the manufacturer will ship the replacement part directly to the consumer, as long as you have your receipt showing date of purchase/installation. Then your plumber will return to install it and his labor may or may not be covered.

As a plumber I know what's covered and what's not. Your plumber should know also. But check first online so that you have the facts.

Over the years I've gotten replacement pool heaters, furnaces, water heaters and purification systems replaced under warranty. Why? I save my paperwork. One little part breaks and they don't have that single part, so I make them provide a replacement product.

Thanks Robert.

I didn't supply the part - the plumber did, so I don't have that info.

But I will follow up with him. Thanks

This does confuse many people......and possibly your tenant. Are they having low pressure and a low water fill rate, or just one of them. There is a difference between pressure and volume.

Pressure is a function of the pressure regulator