The Springs At Stone Oak

We're not sure which is more volatile these days - the financial and stock markets, or BexarMets water system pressure.

Being Springs residents for 9 years, we've experienced countless times of low and high water pressure from BexarMet.  We purchased a water pressure gauge from Home Depot a couple of years ago (about $10) to measure the pressure whenever we  suspected it to be too low (below 40 psi, although a BexarMet customer service rep told us last year that as long as we have 25 psi from them, they've satisfied their water supply responsibilities) or too high (above 80 psi).

On November 14th, we began noticing that the water pressure when flushing a toilet or turning on a faucet seemed to be quite a bit higher than normal, so we put the water pressure gauge on one of our outside hose bids.  At 5:45pm on the 14th, our first reading was 150 psi!  We contacted BexarMet through their emergency service number (922-2141) to report the high pressure, and the customer service rep opened a trouble ticket for the problem, ensuring us that a technician would investigate as soon as they finished their other assigned emergency calls.   At 10:00pm, we recontacted BexarMet after seeing that the water pressure gauge now read 160 psi.  The same gentleman who I had spoken to earlier assured me that the problem was being or would shortly be looked at (apparently there was a major water main break on Bulverde Road that was consuming BexarMets' emergency crew that evening).  BexarMet called back at 10:30pm and stated that their technicians had reduced our water pressure so that it once again fell within normal range.  We confirmed then and again this morning that our water pressure was steady at 62 psi.

Since we're now on our 3rd water heater in our 9 years in our Springs home, the last 2 replacements highly suspected to be a result of extraordinarily high water pressure, we were relieved that the high pressure on the 14th hadn't immediately caused any noticeable damage to our water heater, water softener, water lines, or any water fixture.   Unfortunately, since our water pressure was well above 80 psi on the 14th - and perhaps starting on the 13th or earlier - we fear that the high-quality pressure reduction valve that was installed in 2006 at a goodly price to replace the puny PRV initially installed by Ryland, is now kaput and may require replacing.  Coincidentally, our neighbor across the street had to have their hot water heater replaced on the 14th - whether that was due or not to the high water pressure that we experienced in our portion of the Springs is moot.

So, if you experienced water-pressure related problems or events this week in The Springs, you can express your comments to our water utility, our City Councilman, and our elected State representatives.

We recently replaced our water heater and suspect it was high water pressure that caused the problem...  I thought we were the only ones experiencing this problem.  I should have purchased the 2 gallon energy efficent water heaters instead of the typical 50 gallon water heater.  Possibly, less water damage on the smaller unit.

As an update, based on the recommendations from BexarMet and from our plumber, who was from the same AAA Auger company who replaced our Pressure Reducing Valve (PRV) in 2006, we again replaced our PRV due to the extremely high water pressure experienced late last week.  Because the PRV was designed to maintain house-side water pressure at about 70psi, and the Watt-brand PRV's tech sheet indicated that it was not designed to work in pressures over 150psi, the conclusion was that the PRV had been blown last week.  A non-functioning PRV would then pose a risk to our water supply system and all connected appliances (water softener, water heater, washing machine, toilets, etc.) if we did not replace it.  $$$ later, and we're back to a functioning PRV, set at 70psi house-side pressure.

We did receive a phone call from BexarMet's Risk Officer on November 18th, who expressed his and the company's concerns for any problems that may have been caused by the high pressure on November 13-14.   He strongly recommended that we employ a plumber to determine if the PRV was still operational, and to also perform a whole-house water system audit to ensure that no supply lines or other water system components indicated damage or leakage.   Reimbursement for pressure-related water system component damage or failure was also discussed in a positive manner.

Based on our experiences over the last 9 years in the Springs, we also highly recommend Spring residences have a plumber inspect their PRV to determine if it is operational - and thus providing house protection - or not.   If the PRV is the original one installed by Ryland or David Weekley Homes, that contractor-grade PRV likely ceased protecting several years ago.  (Our previous and new Watt PRV comes with a 1-year limited warranty, and our plumber indicated that PRVs - especially in fluctuating and/or high water pressure areas in San Antonio (like Stone Oak) - probably have a 2-3 year life span.)  Our other recommendation for Springs residents is to buy a water pressure gauge, and periodically put it on an outside hose faucet to ensure the pressure is not excessively high or low.

BTW, if you do need to replace your PRV or hot water heater, and have not done so in the last 3-4 years, the new San Antonio city code now requires that a thermal expansion tank ($50 - $100) be installed and connected to the hot water heater as an additional closed water system safeguard.

Thanks... I did install the thermal expansion tank that connects to the hot water heater.  In addition, i also replaced the valves as an extra precaution.