Came out for a high gas bill. After some diagnostic work, I found that water heater t&p had blown and was dumping water outside constantly, causing water heater to constantly run. Water pressure tested at 120 psi, indicating a failed Pressure Reducing Valve. Notified homeowner and gave different options for repairs. Due to water heater being 12 years old, homeowner elected to replace water heater. Installed new Rheem 40 gallon short Natural Gas water heater. Installed new PRV and calibrated to 70 psi. Tested to ensure proper function and a leak free installation. 2 year labor warranty. 6 year manufacturer warranty on the tank. No further issue at this time. Did not install pan as water heater is on slab and had space limitations in the install location. Thank you for choosing Chen Plumbing!