Call for leaking bathroom faucet. Arrived and spoke with Ms. Tracey. She states that the faucet was dripping, and she replaced the hot and cold stems with new brass stems. After, the faucet dripping was significantly reduced, but not completely. I evaluated the plumbing system and found the following: Pressure regulating valve has failed. Pressure reads over 90psi at ~9am. Prv manufactured 2002. Water heater is from 2004, electric. Copper waterlines throughout. Shut off valves are old multi turn style valves. Rubber and scale buildup in aerator. Replaced pressure regulating valve and shut off for main waterline. Removed failing end stop shut off valves for faucet (right side master), and installed two new quarter turn valves. Cleaned debris from both stems, and a small amount from aerator. Left side aerator already clean. Pressurized system and checked for function and leaks. Discussed all work with Ms. Tracey, cleaned all work spaces.