Pressure Reducing Valves (PRVs)
Frisco’s Pressure Reducing Valve (PRV) Replacement Experts
Most homeowners aren’t aware of this small but mighty fixture on their main Frisco plumbing line. The pressure reducing valve (also called a pressure regulating valve or PRV) regulates the water pressure coming from the city. This ensures that high-pressure municipal water doesn’t damage your home’s pipes, plumbing fixtures, and appliances. But PRVs have a limited lifespan, and when they fail, replacing them is very important to protect your home’s plumbing system.
If you’ve noticed low water pressure, poor water pressure, fluctuations when you use multiple fixtures, or mysterious wet areas in your yard, call the Frisco plumbers from Earl’s Plumbing today. Our team is highly skilled, trained, and qualified to replace your PRV and get your home back in working order again. Call us today for a free estimate and consultation!
Request ServiceGot Questions?… We Have Your Answers…
These are the most common questions that we get asked from our customers.
What Does a Pressure Reducing Valve (PRV) Do?
A Frisco Pressure Reducing Valve (PRV) is typically installed on the main water before it enters the home. When required by the city, it allows the utility provider to turn the water pressure up past what would typically be considered safe or normal levels for a home. This is done to ensure that adequate pressure is available for ALL homes during peak demand periods.
A great example would be the majority of home in Frisco west of the Tollway. We typically see elevated incoming water pressures at the street in excess of 120 PSI. That is too much for the home and can cause damage to appliances (washers, refrigerators, dishwashers, etc.) and cause drips & leaks on plumbing fixtures (faucets, toilets, etc.). High water pressure can also cause a phenomena known as “water hammer” (noises in the walls). The PRV, when functioning properly lowers the incoming water pressure to an acceptable & tolerable level for the home and allows for consistent water pressure even in high demand time periods.
How Long Does a Pressure Reducing Valve (PRV) in Frisco Last?
Based on the replacement lifecycle in the North Texas homes that we have firsthand knowledge in, a Pressure Reducing Valve (PRV) will typically last 12-15 years when installed properly and kept free of clay mud and submersion. However, it is not uncommon to see the occasional PRV fail as early as 7-8 years. Conversely, we have also seen them exceed the 15 year mark.
The environment in which the PRV is installed does factor in to its lifespan. Pressure Reducing Valves buried in mud in the flowerbed and never touched (along with the main shutoff valve) tend to not last as long as PRV’s that are located above ground in the garage. Whenever we install a water softener or whole house water filtration system, we ALWAYS relocate the PRV to this same location.
Ultimately, regardless of its location, a PRV is a device that has a limited lifespan. They cannot be repaired, only replaced.
How Much Does it Cost to Replace a Pressure Reducing Valve (PRV) in Frisco?
Considering that 80%+ of our current PRV replacement jobs are buried in the front flowerbed, replacing a Pressure Reducing Valve (PRV) is one of the more difficult jobs that a licensed plumber in Frisco will have for the day. It requires digging a hole to expose the line that is approximately 24 inches wide, 36 inches long, and AT LEAST 24 inches deep. Sometimes this is in muddy clay and often in extreme temperatures.
In an attempt to be as transparent as possible, the examples below are real numbers based on the last 90 Pressure Reducing Valve (PRV) replacements that Earl’s Plumbing has completed. The job averages and ranges vary in difficulty between PRV’s that were more difficult (ie: leaking, unusually deep, significant roots, OR drywall and manifold rebuilds) versus ones that were relatively easy with minimal obstructions or problems. In addition, these prices are final invoice numbers and some of the jobs will likely have other tasks or repairs included in the final price.
Exterior PRVs:
- 80-85 percent of our current total jobs
- Usually buried in flowerbed in a valve box or occasionally the yard
- The average price was $1,347. The jobs ranged from a low of $1,250 to a high of $2,100.
Interior PRVs :
- 15-20 percent of the total jobs
- Usually in garage, occasionally a closet, or laundry covered with an access panel
- The average price was $654. These jobs ranged from a low of $500 to a high of $875.
- Of the 90 jobs represented in this model, the vast majority are exterior PRV’s located in Frisco and McKinney with a few in Little Elm, Prosper and Plano. Of the interior PRV jobs noted, the vast majority were in Frisco and Prosper with a few in McKinney.
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What Factors Affect the Price of Replacing a Pressure Reducing Valve (PRV)?
The cost to replace a Pressure Reducing Valve (PRV) in Frisco varies based on numerous factors. All require a special plumbing tool known as a Pro Press as well as specialized fittings. Then there is the overall difficulty of the job and the numerous unknowns due to most of these devices being buried and obscured until fully excavated. Then there are factors such as:
- Can the line be located without specialized equipment
- Location of the device itself – garage versus front flowerbed
- Accessibility and/or overall depth of the line – 12 inches to 48 inches deep
- Digging conditions – muddy clay from rain or a leak, landscape removal and/or roots, buried debris and rocks
Replacing a PRV is not easy. In fact, it is one of the more difficult jobs for licensed Frisco plumbing companies. But the most important change that consumers need to understand and adjust to is that there is not really an “hourly labor rate” anymore. Gone are the days that somebody can simply ask “What is your hourly labor & materials charge?” There are so many other factors that impact the cost of doing business in 2024 versus just a few years ago. Yes, materials do have a bearing on the final price of a job. Comparing 2024 to costs in 2020, the materials costs have essentially doubled! Those cost increases have had an escalating effect on all other aspects of running a business to include employee medical insurance; general liability insurance; fuel, tolls and vehicle maintenance; vehicle replacement cost; etc.
Another significant impact is advertising, marketing and new customer acquisition. The skyrocketing cost of acquiring a new customer via the internet has quadrupled (+400% increase) since 2020. Meaning, the various search engines might be free for you to use, but it is definitely not free for the business to be visible online! And the bigger the job, the more expensive the silent auction search terms are.
Factor in that the majority of service related trades (at least 60% or more in DFW) now pay their employees via sales commissions. Some of the larger service providers are 100% sales commission. In other words, the higher the final invoice, the more the plumber (or HVAC tech) makes. This trend is going to continue to be more common, BUT Earl’s Plumbing does NOT pay its employees this way! But it is getting significantly more difficult to compete in this limited space because larger companies have larger internet marketing budgets to make the phones ring.
In summary, virtually all service providers have moved their price books to be what is called “Tasked Based” or “Job Based” pricing. This allows the service provider to factor in all of the aspects and costs associated with a particular job other than just labor and materials.
Call (945) 523-8700How to Tell When Your Pressure Reducing Valve (PRV) is Bad or Starting to Fail?
There are two common indicators that your Pressure Reducing Valve (PRV) in Frisco may be starting to fail. They both have to do with water pressure but on opposite ends of the spectrum. Most people do not mind higher than normal water pressure, so this is often not identified or overlooked unless you are also experiencing the effects of a phenomenon known as “water hammer.”
The most common and most obvious sign of PRV failure is low water pressure. More specifically, low water pressure when a second fixture is used somewhere in the house. An example of this might be when somebody is taking a shower, and another person turns on a faucet in another room. The pressure in the shower becomes noticeably lower until the faucet (or other fixture) is turned off or is no longer used. This pressure drop tends to increase over a period of time. Eventually the problem may be so severe that when a third faucet or fixture is used you lose what is essentially considered all water pressure (or just a trickle).
The second most common are odd noises or sounds that seem to be coming from the walls in certain areas. These noises vary in degree and differ from house to house. The is called “water hammer” and is caused when water pressure is too high. The increased pressure (and velocity) slams to a stop when a fixture is turned off causing a reverberation throughout certain pipes in the house. Water hammer is explained in more detail in another Q&A section.
What are Common Signs of a Failing Pressure Reducing Valve (PRV)?
Pressure Reducing Valve (PRV) have a limited lifespan that typically ranges 12-15 years. As they start to fail, the 3 most common signs are:
1) Low Water Pressure
Abnormally low water pressure that becomes more obvious & pronounced when two or more fixtures are used at the same time.
2) Water Hammer
Unusual noises / sounds coming from the wall when a plumbing fixture is used primarily when turned off. This is called “water hammer” and is described more in a later Q&A.
3) Mystery Water Leak
Typically, this starts as a wet spot in the front flowerbed that never seems to dry out. But this can also be a full blown geyser percolating below the soil. This sign varies in degree and is often mistaken as an irrigation leak.
There are a few other less common indicators but ultimately there is testing that can be performed that will identify if this is your problem. If so, once it is located a price range can be provided for replacement. Learn more in our blog.
What North Texas Cities Require a Pressure Reducing Valve (PRV)?
Earl’s Plumbing services a limited geographical area in North Texas, but the majority of the cities that we service require a Pressure Reducing Valve (PRV)…in most situations. “Most situations” are based on the year the home was built vs when the code was adopted (2001 for most areas) AND what the existing pressure (PSI) that the utility provider is pumping in at the street / meter box (anything above 80 PSI).
With a few exceptions in neighborhoods where the homes were built prior to 2000, ALL homes in Frisco, McKinney, Prosper and Little Elm require PRV’s. The vast majority of Plano and Allen are NOT required to have PRV’s. In fact, there is no requirement at all but there are small pockets in both cities where the water pressure has been elevated and is borderline excessive. In those situations, the city is offering a rebate for the new addition of a PRV. Plano’s rebate is substantial ($500) but is limited to certain addresses only. Allen’s is minimal (only $75), but they also have very few homes that it would apply to as Allen’s water pressure as a whole is some of the lowest, we have ever measured and still be acceptable.
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Call (945) 523-8700Where is My Pressure Reducing Valve (PRV) Located?
In North Texas homes there are 2 primary areas where a Pressure Reducing Valve (PRV) is usually installed. The first and most common is the front flowerbed where the main line comes into the home. The next most common is in the garage behind and access panel. Regardless of the location and without fail, your “Main House Water Shutoff Valve” will be in this same location and immediately adjacent to the PRV. For clarification, we are NOT referring to the city meter, the round black valve box near the street, as this is not meant to be accessed by the homeowner!
The two biggest variables of IF you have a PRV and where it is located is based on your city and age of home. If your home was built after 2000 and you live in Frisco, McKinney, Little Elm or Prosper, then you have a PRV. If your home was built before 2014 then your PRV will likely be located in the front flowerbed in a valve box adjacent to the sewer cleanouts (the two white pipes sticking out of the ground). If your house was built after 2017, then your PRV and House Shutoff Valve will likely be in the garage behind an access panel. Homes built between 2014 and 2017 could be either.
Lastly, although the front flowerbed and garage are the most common areas (95%) where your Pressure Reducing Valve (and House Shutoff Valve) is located, occasionally we will find a house where the meter was installed in an odd location causing the PRV to be placed in an unusual spot that may have required less materials. We have seen this a lot in older areas of Frisco and also North of HWY 380 where Mustang Water is the primary provider. Even rarer, we have found the occasional odd location of interior closets, laundry areas, and below stair access.
What Causes the Noises in my Wall or Water Hammer?
“Water hammer” is fairly common in many North Texas cities and it is caused when the incoming water pressure (or velocity) is too much for the plumbing system to properly handle. Typically, this starts at around 80+ PSI and becomes more severe as the water pressure increases. “Water hammer” is typically described as any sound that emits from your walls or water pipes when a fixture is turned off. This is usually more pronounced when it is an appliance or plumbing fixture that operates using an automatic solenoid valve to stop the water flow. This fast closing solenoid valves causes the water velocity to suddenly slam to a stop creating a shockwave that reverberates through your plumbing system.
There are many versions of different sounds that might be emitted when “water hammer” is present. Those sounds are describe by customers as: banging, thumping, beating, pounding, squealing, slamming, vibrations, pipe rattling, drumming, whining, etc. Sometimes the sound is just once. Other times you might experience multiple back to back noises in a series. Then there is also the occasional whining or squealing that occurs from toilets or hose spigots as they are turned off. In these instances, the water pressure might be too high for the toilet’s fill valve mechanism to fully close off. The elevated water pressure will force water through the opening creating an odd and sometimes continual noise. This is a leak, and that water is being wasted. We can repair the toilet, but if the water pressure is too high the repair with the better fill valve is only temporary until the root cause is fixed and that is replacing the Pressure Reducing Valve (PRV).
Who Can Replace a Pressure Reducing Valve (PRV?)
If your home requires a Pressure Reducing Valve (PRV) by city code or just due to higher water pressure, this work must be done by a Licensed Plumber certified by the Texas State Plumbing Board and is registered within the city in which you live. In addition, replacement or addition of a PRV must be permitted and inspected by the city for compliance and verification of multiple code items. It is also important to note that your main water shutoff valve should be replaced at the same time as your PRV as they both have a similar lifespan.
Because the city of Frisco has the highest level of code expectations for PRV’s, below is a list of code requirements that we do in ALL cities:
- If in the ground, the water line must be raised or lowered to an acceptable depth of between 12 to 18 inches from grade. This will allow the homeowner to easily access the Main Water Shutoff Valve in case of a flood type emergency where the water needs to be shut off.
- A properly excavated work area should be dug deep enough to allow for at least 3 to 6 inches of pea gravel in the bottom of the finished PRV / Shutoff Valve box. This will help reduce mud infiltration and allow for better drainage, increasing the overall longevity of the devices.
- There should be at least 1 to 3 inches of clearance from the bottom of the waterline / PRV and the top of the installed layer of pea gravel.
- The box must be free of obstructions and easily accessible by the homeowner in case of a flood type emergency where the Main Water Shutoff Valve needs to be accessed.
- In the case where traditional “Tank Water Heaters” are used in the home, a “Thermal Expansion Tank” of appropriate size must be either already in place or installed to code. This is part of the city inspection. Please note that a Thermal Expansion Tank should be replaced every 5 to 7 years to avoid home damage.
Tips from Our Experts
How Can You Tell When a Pressure Reducing Valve is Bad or Starting to Fail?
What Does a Pressure Reducing Valve Do?
How Much Does Changing a Pressure Reducing Valve Cost?
Schedule Your PRV Inspection in Frisco Today
If you’re struggling with low water pressure or mystery leaks in your yard, don’t hesitate to call the team at Earl’s Plumbing. If we can’t make an accurate diagnosis over the phone, we’ll arrive as soon as possible to get to the bottom of the issue. Trust the team with extensive local knowledge and expertise to replace or fix your pressure reducing valve in Frisco today!
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