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While having my plumber determine what to do about a leak in my water main (city water supply), he mentioned that I should probably replace my house water pressure regulator if it hasn't been replaced in the last five years or so. I don't understand why age matters.

He did a static pressure check and the measurement was 65 PSI. With a faucet open, it dropped to 35 PSI.

We checked the pressure on the landscape plumbing, which is unregulated, and it was 125 PSI, static.

I'm always leery of being upsold beyond what I need. Is there anything to his statement that a regulator over 5 years old should be replaced? (He actually said 3 to 4 years old, I think, which is a red flag for BS, in my opinion.) I think this one is nearly 25 or 30 years old. Does the water pressure test suggest that it needs to be replaced?

If it should be replaced, it should probably be done while the main line is repaired, since it looks like the work will all be around the same section of pipe.

(My water is not very hard. by the way. I never find much in the way of deposits in any repairs I have made. I have replaced short sections of copper pipes a couple of times.)

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Age matters because the unit has springs inside and the springs can lose tension over time, also your seals can fail.

All of that said - you can take the 5 years thing with a BIG grain of salt. People say the same kinds of things about torsion springs on a garage door. Usage Matters.

With a faucet open OF COURSE your water pressure is going to drop - hey you have running water - the water follows the path of least resistance - it is not running into your gauge any more - but into the drain.

What you are seeing is normal pressure drop with an open faucet. You probably should lower your pressure a little as 85PSI is probably at the high end.

Here is a video on adjusting the water pressure.

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