When most homeowners think about leaks, they imagine a dripping faucet or a loose connection under the sink. But some of the most damaging leaks start from a single, hidden cause: water pressure that’s too high for the home’s plumbing system.
This case from an Eastside home shows how one failed part — a pressure reducing valve — turned a normal day into an expensive plumbing emergency. It’s also a reminder that small pieces of hardware play a big role in keeping water systems safe and steady.
The Call That Started It
One weekday morning, a homeowner in Eastside called our team at RooterPal Plumbing. They had found multiple leaks around the house: damp drywall near a bathroom, moisture under the kitchen sink, and a small puddle near the water heater.
When our technician arrived, he noticed several signs of high water pressure: noisy pipes, quick bursts of water when turning on faucets, and stress on some pipe joints. Water pressure was at 150 PSI due to a failed pressure reducer valve, causing multiple water leaks inside the house as well as setting off the water heater's temperature and pressure relief valve.
What a Pressure Reducing Valve Does
Most Eastside homes have city water pressure between 120 and 150 PSI. That’s too much for typical residential plumbing, which should run around 60 PSI.
To control this, builders install a pressure reducing valve (PRV) where the main water line enters the home. The PRV lowers incoming water pressure to a safe, steady level for the household plumbing and fixtures.
Over time, this valve wears out. The internal parts can corrode, clog, or stick open, allowing full city pressure to rush through the system. When that happens, pipes, joints, and appliances are all under stress and small weaknesses become leaks fast.
Most PRVs last 7 to 12 years before they start to fail.
The Inspection
Our technician began with a full visual inspection of the plumbing system. He found evidence of strain across multiple areas:
- Compression fittings starting to loosen under the sink.
- A copper pipe with signs of stress near the laundry line.
- A dripping temperature and pressure relief (T&P) valve on the water heater.
These issues lined up with what high pressure can do over time. It forces water through small gaps, weakens fittings, and triggers safety valves.
Next, the team shut off the main supply and inspected the PRV itself. The valve showed corrosion and mineral buildup around the adjustment screw. Inside, the diaphragm had worn out, allowing city pressure to pass through unrestricted.
The Repair Process
Once the problem was confirmed, the next step was replacement. Our technician installed a new, high-quality PRV rated for the home’s water system.
Before wrapping up, the technician walked the homeowner through what had happened and what could have been worse if the problem hadn’t been caught early.
With 150 PSI in the system, a pipe burst could have flooded parts of the home within minutes. By fixing the pressure issue, the homeowner avoided major water damage and future repair costs.
The Cost of Waiting Too Long
Many homeowners don’t think about their PRV until something goes wrong. But once it fails, damage can happen fast.
High water pressure can:
- Shorten the life of washing machines, dishwashers, and water heaters.
- Wear down faucet and toilet seals, leading to leaks.
- Cause water hammer when turning taps on or off.
- Waste water through constant dripping and pressure loss.
Replacing a failed PRV typically costs far less than repairing water damage or replacing multiple fixtures. Regular checks can catch problems early and keep pressure levels safe year-round.
How to Know When to Check Your PRV
A PRV doesn’t have an expiration date, but there are clear signs it’s time for inspection:
- You hear pipes humming when using water.
- Faucets or toilets start leaking without clear reason.
- The water heater’s relief valve drips often.
- Water flow seems unusually strong or uneven.
- Your home is over 10 years old and the PRV has never been replaced.
For homeowners who want peace of mind, our team at RooterPal offers a free pressure check in the Seattle Eastside area. It takes about 10 minutes and gives an accurate reading of your system pressure.
What This Case Shows
This Eastside homeowner’s experience highlights a simple truth: small parts can protect your entire plumbing system.
A functioning PRV keeps water pressure steady, prevents leaks, and extends the life of pipes and fixtures. Replacing it before failure saves time, money, and stress.
In this case, quick action limited the damage. But the homeowner could have avoided the leaks altogether if the PRV had been checked a year or two earlier.
For most Eastside homes, a pressure inspection every few years is enough to catch early wear. Our technicians can test the system, inspect fittings, and replace the valve if needed.
Why Water Pressure Problems Are Common in Eastside Homes
Homes across Bellevue, Kirkland, Redmond, and Bothell share similar plumbing challenges. Many neighborhoods have older copper or galvanized systems, and city water pressure can fluctuate depending on elevation and infrastructure updates.
In hilly areas, the pressure is often higher to supply homes at higher elevations. Without a working PRV, lower homes in these zones can experience much stronger pressure than intended.
That’s why more homeowners in the Eastside are scheduling pressure tests before issues arise.
A Preventive Maintenance Plan That Works
Our team at RooterPal recommends this simple plan for keeping your plumbing safe from pressure damage:
- Pressure Check: Every 2–3 years, test your home’s water pressure with a professional gauge.
- Visual Inspection: Watch for early signs: dripping valves, banging pipes, or sudden changes in flow.
- Valve Replacement: Replace the PRV every 7–12 years, even if it hasn’t failed yet.
- Water Heater Service: Check your water heater’s T&P valve and expansion tank regularly.
- Call Early: If you notice leaks or pressure surges, shut off the water and call a licensed plumber right away.
These small steps keep your plumbing steady and protect your home from hidden pressure damage.
Local Expertise You Can Count On
Our team at RooterPal Plumbing has worked on Eastside homes for more than a decade. We’ve seen how high water pressure can quietly damage pipes and fixtures and how easy it is to prevent.
Whether your home is in Bellevue, Kirkland, or Redmond, we can test your pressure, replace your PRV, and make sure your plumbing system runs safely and efficiently.
If you haven’t had your water pressure checked in years, schedule a free inspection with our team today.