Water Heaters
Hot water tank replacement and repair, tankless installation and servicing, and heat pump water heaters across Metro Vancouver. Same-day in most cases.
What's happening?
No hot water at all → No hot water — emergency. Check the breaker first on an electric tank, or the pilot on a gas one. Two minutes, and it fixes a surprising number of calls.
The tank is leaking from the body → Hot water tank replacement. Shut off the cold valve at the top and turn off the gas or breaker. A tank leaking from the body doesn't stop on its own.
Leaking from a fitting or valve, not the tank → Hot water tank repair. That's usually a repair, not a replacement.
Hot water runs out faster than it used to → Hot water tank repair. Four possible causes, two of them cheap fixes.
Rumbling, popping or banging → sediment. Hot water tank repair.
Water is warm rather than hot → thermostat, or a broken dip tube. Hot water tank repair.
Rusty or discoloured hot water → internal corrosion, usually terminal. Hot water tank replacement.
Your tank is over 10 years old and working fine → nothing urgent, but start planning. Replacing on a Tuesday costs less than replacing at midnight.
Your tankless unit is throwing error codes → Tankless descaling & maintenance. Scale is behind many of them.
About the permit
Replacing a hot water tank requires a permit in most Metro Vancouver municipalities, and it's the most commonly skipped permit in residential plumbing — particularly on cash jobs.
A quote $300–$500 below everyone else's is often a quote without one. That matters at resale, on an insurance claim, and because the inspection checks venting, seismic strapping and the T&P discharge.
We pull it and it's in the quoted price.
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Can you replace a hot water tank same day?
Usually, for common sizes — we stock them. Call and we will tell you honestly whether we can do it today.
Do I need a permit to replace a hot water tank in Vancouver?
Yes, in most Metro Vancouver municipalities. Unpermitted tank swaps are common and they surface at resale or on an insurance claim. We pull the permit and it is in the price.
Why does my hot water run out so quickly?
Usually sediment reducing the tank's usable capacity, a failed lower element in an electric tank, or a broken dip tube. Sometimes the household has simply outgrown the tank.
Does a tankless water heater give instant hot water?
No — endless, not instant. There is still a delay while water travels the pipe, plus a moment while the unit fires. A recirculation system gives you instant, and it costs extra.
How often does a tankless unit need servicing?
Annually. Scale builds up on the heat exchanger, and most manufacturer warranties require documented annual maintenance.
What happens if I never descale my tankless heater?
Efficiency drops, error codes appear, the unit's life shortens, and a warranty claim may be refused for lack of maintenance records.
Why is my hot water tank making a rumbling noise?
Sediment on the bottom of the tank with water boiling underneath it. A flush sometimes helps; on an older tank it is a sign the tank is nearing the end.
Why is my hot water rusty?
Usually internal corrosion in the tank, which means the tank is near the end of its life. Occasionally it is the supply piping, particularly in older homes with galvanized steel.
What is an expansion tank and do I need one?
A small vessel that absorbs pressure as water heats. It is required where the supply has a backflow preventer or pressure-reducing valve, which is most newer installations. If you need one and do not have one, we will tell you.
Gas or electric hot water tank — which is better?
Gas heats and recovers faster and keeps working in a power cut but needs venting. Electric is cheaper to install and common in condos. Usually you replace like with like, because switching means new venting or new electrical.
What is a heat pump water heater?
An electric tank that moves heat from the surrounding air into the water rather than generating it, using roughly a third of the energy of a standard electric tank. It needs space, airflow and a reasonable ambient temperature.
Is a heat pump water heater noisy?
Roughly the volume of a fridge. Fine in a basement or utility room, noticeable next to a bedroom.
Why do I have no hot water but the tank seems fine?
On an electric tank, usually a tripped breaker, a failed element, or the high-limit reset switch on the tank itself. On gas, usually the pilot, thermocouple or gas valve.