Water – Spikes in water pressure

Sorry to hear about your "odor" problem. Maybe there is a local public fountain you can take a dip into!!!

However, the problems you describe are fairly common, but may be tricky to isolate. Let's try some basics: Relieve the pressure from the bladder completely. Let the well pump fill the tank completely and bleed any air from the system using the faucets with the pump running. Again, with the tank full of water, close all outlets and charge up the bladder to about 60PSI. Most systems work fine between 45 to 65 PSI. Anything over 70 is pushing it. The tank needs to be charged when full, not empty. Monitor the pressure as you draw water. Does the pump kick on constantly when the pressure reaches the low limit, and off at the high limit? This will help tell if the regulator is working properly.

Is there any pulsating water pressure at the faucets?

When you are sure you have a full tank, no air in the system, is your second floor water flow ample when the tank is reading 60psi?

There are a few "if's" here. Depending on how the pump behaves and the pressure responds, you have to determine if the problem is with the pump and volume of water being delivered to the tank, or if the pressure regulator is properly operating.

If you are still seeing any pulsating water pressure at the taps, then the bladder is water logged again. If the bladder pressure drops too quickly, then most likely the volume of water from the pump is low. The pressure should remain fairly constant at the tank if all the functions of the pump and regulator are working properly. Good Luck

If you are on a municipal system and have pressure that high, you quite likely already have a pressure reducing valve (PRV) installed near your water meter. The International Plumbing Code requires PRVs on any water supply over 80psi. If this is the case, your PRV may just need adjustment. As they age, the spring regulating the device's operation can soften. Or it could be faulty and need repair or replacement. If you do not have one, you need to have one installed.

If you are on your own well with a pressure tank, the pressure switch controlling pump off operation needs adjustment. Other types of systems should have similar arrangements to control pressure.

How to adjust a PRV. There is typically a bell shaped housing with an adjustment screw and lock nut on top. Loosen the lock nut and turn the adjuster counter clockwise a small amount. The adjustment can be rather sensitive. Operate the faucets and toilets in your house to allow the system to equalize to the new pressure setting. Take a new pressure reading. How much it changed will give you an idea how much more adjustment is needed. Typical water system pressures should be somewhere in the 40-60 psi range. Shoot for the high 50's.

If the PRV controls supply to a fire sprinkler system (it normally shouldn't), you will need to check with a fire supression professional to determine if and how much you can reduce the supply pressure.

If you do need a new PRV, check with your municipality, they sometimes offer rebates to help mitigate some of the cost.