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> In answer to your questions:
> I'm on city water. The hot water is created through a tankless coil
> arrrangement on an oil-fired furnace which also provides a closed loop
> for baseboard heat. The furnace is in the basement and the problem
> faucet is on the second floor through a total run of about 25 ft of
> copper pipe. Water out of the faucet is not scalding hot. I don't
> know the actual pressure, but with everyone in the neighborhood
> watering their lawn, I have never had a problem getting adequate supply
> of water in the shower so I assume that the pressure is pretty high.
>
> The washers never appear nicked or torn, just a fairly uniform ring
> where it is being compressed by the seat. I noticed that after only a
> few months of use, a brand new seat has almost a sandpaper like
> tarnish/coating to it. The washers I use are red and very hard when
> new, I have tried the softer black washers but they don't seem to last
> as long. No grease is being used on the seats and the threads are
> being wrapped with a few layers of tefflon tape.
>
> Any thoughts on "no-rotate" or swiveling washers. I'm thinking that
> maybe the sandpaper texture to the seat is creating abrasion against
> the washer and wearing it out. Anyone ever tried these no-rotate
> washers? Any installation tips would be greatly appreciated.
>
>
> Thanks,
> Tony G.
>