[gheris]

Sorry for the multiple questions in the same day, but I am at a loss to explain what is going on with my tub's faucets. Currently the cold water side will not stop dripping. I have replaced the stem, the seat on the hot cold and diverter, but it continues leaking. I realize after doing this a couple of times that I cannot overtighten the seats because they are soft brass. I did notice the washer I put in just last week were all twisted. Initially it was the hot water side that was dripping, I had a plumber come in three times to fix that problem, the second and third times were free because it was for the same issue. I paid the guy separately to put in shut off valves for the hot and cold just so that I can shut them off at night. Can anyone shed light on this? Desperate in NJ with my upstairs shower also having an unexplained leak.

[gheris]

Sorry for the multiple questions in the same day, but I am at a loss to explain what is going on with my tub's faucets. Currently the cold water side will not stop dripping. I have replaced the stem, the seat on the hot cold and diverter, but it continues leaking. I realize after doing this a couple of times that I cannot overtighten the seats because they are soft brass. I did notice the washer I put in just last week were all twisted. Initially it was the hot water side that was dripping, i had a plumber come in three times to fix that problem, the second and third times were free because it was for the same issue. I paid the guy separately to put in shut off valves for the hot and cold just so that i can shut them off at night. Can anyone shed light on this? Desperate in NJ with my upstairs shower also having an unexplained leak.

I should qualify my post, my faucet is a three handle delta faucet with the divertor in the middle. Also my house has high water pressure, 80+psi

[speedball1]

" My house has high water pressure, 80+psi."
Almost twice the normal house pressure of 45 PSI. (That's why water towers are 100 foot high). You should have a PRV (Pressure Regulating Valve). Dial it back to 45 0r 50 PSI amnd let me know if you still have leaks. Higher pressure will put a strain on pipe joints and the "O" rings and packing in your faucets. Regarfs, Tom

[gheris]

Tom,
My PRV I think is shot, I tried to adjust it, but it only goes down to about 80 psi, does a older house need a lot more PSI. By the way, I have a 3/4 inch feed from the street atht goes down to 1/2 inch past the PRV.

[speedball1]

More pressure doesn't mean more volume. Your house pressure should run between 40 and 50 PSI. Get that faulty PRV replaced. Good luck, Tom