We've been having issues with the water in our mainlevel bath and shower.

For you home and plumbing experts - here are the symptoms:

- When I turn on the water it comes out brown (gets better after I run the water for a few minutes but is never truly clear or at least as clear at the sink water in the same bathroom)

- Also the tub water does not get very hot. Mostly warm/luke warm

-However, the tub water will occassionally get hot for a few minutes after running a while but does not stay hot

-No issues with the bathroom sink and/or water in the kitchen sink located on the same level. Both are clear and both get hot.

- We hardly ever use the downstairs bath, wondering if this caused the pipes to oxidize???

- Also, was thinking the hot water issue may be due to a regulator, but we opened up the hot/cold adjuster and didn't see any type of regulator attached to the pipes or adjuste??? And, like I said it will periodically get VERY HOT for a minute or two but then goes back to being luke warm.

Any ideas? Do I need a plumber? I hate to call and be charged an arm and a leg if there is something we can do.