If your water heater is leaking from the tank, rusting at the base, or old enough that every repair is a gamble, it’s time to replace it. We install water heaters in Prairie Village and nearby Johnson County homes. We’re at 3520 W 75th St in Prairie Village.
Photo from our Google Business Profile: a gas tank water heater installation.
Signs it’s time to replace
- Water leaking from the tank body or a rusted-through bottom
- Rusty hot water that persists after flushing
- Repeated repairs on an older unit
- Not enough hot water for the household anymore
- Rumbling that doesn’t improve after flushing (heavy, hardened sediment)
- Visible corrosion at the fittings, flue, or burner area
What a proper installation includes
A water heater swap is more than two water lines and a vent. A code-compliant installation in Johnson County generally covers:
- Correct venting. Atmospheric gas heaters need a properly sized and pitched vent connector. If the furnace has been replaced with a high-efficiency model, the old chimney or flue may now be oversized for the water heater alone. Fairway’s permit guidelines specifically warn that newer fan-assisted heaters may not be adequately served by an existing vent, and Overland Park says the same.
- A T&P relief valve with a full-size discharge line routed to a safe location.
- Gas shutoff, sediment trap and a tested connection on gas units.
- Thermal expansion control where the plumbing system is closed (for example, with a check valve or pressure-reducing valve).
- Clearances, combustion air, and a drain pan where the installation location requires one.
- Permit and inspection where required.
Repair vs. replace
If the tank itself is leaking, replacement is the only fix. If a part has failed on a younger heater, see water heater repair first. On older units, a costly part (like a gas control valve) is often the tipping point.
What affects the cost
- Gas vs. electric, tank size and efficiency level
- Venting changes (new vent connector, liner, or power-vent conversion)
- Code updates the old installation was missing (expansion tank, T&P discharge, gas sediment trap)
- Access: attic, crawlspace, tight closet, or a basement with narrow stairs
- Permit fees, which vary by city
Local notes
- Prairie Village requires a building permit for water heaters and for new venting; contractors need a Johnson County Class DP license and a Prairie Village license to pull it. Source.
- Overland Park: “A permit is required to add or replace a water heater.” Source.
- Fairway: water heater replacement needs a permit and a final inspection. Source (city guidelines, dated Feb 2018).
- Hard water. WaterOne’s 2026 report lists average total hardness of 135 ppm, about 7.9 grains per gallon. Sediment builds up in tank heaters over time; an annual flush helps a new tank last. Source.
- Housing age. Prairie Village’s median home was built in 1959 (Census ACS 2020–2024), so many installations sit next to original flues and gas piping that need checking before the new heater goes in.
Water Heater Replacement & Installation: common questions
Do I need a permit to replace a water heater in Prairie Village?
Yes. Prairie Village lists water heaters among projects that require a building permit before work begins, and only contractors with a Johnson County Class DP license and a Prairie Village contractor license can pull it. Read our full permit guide.
What about Overland Park, Fairway or Leawood?
Overland Park says a permit is required to add or replace a water heater. Fairway requires a permit and a final inspection for water heater replacement. Leawood's Codes Administration issues plumbing permits through the Access Leawood portal. Each city's rules are linked on its page in our service areas.
Should I go bigger, or switch to tankless?
Size it to the household's peak use (morning showers, laundry, a big tub), not just the old tank's label. Tankless can make sense, but in older homes the gas line size, venting route and condensate drain often decide the cost. See tankless water heaters.
Can an emergency replacement happen before the permit is issued?
In Prairie Village, yes. City code (§105.2.1) says that when equipment replacements must be done in an emergency, the permit application must be submitted by the next working business day. The work still needs a permit and an inspection.
Learn more
Related services
Water Heater Repair
No hot water, lukewarm showers, leaks, odd noises or a pilot that won't stay lit.
Tankless Water Heaters
Sizing, gas line and venting checks before you switch, plus descaling and repair.
Sump Pump Repair, Replacement & Battery Backups
Failed, noisy or short-cycling sump pumps, replacements, battery backups and discharge lines.
Leak Detection & Repair
Hidden leaks behind walls, under floors and in supply lines, found and fixed.
Water Heater Replacement & Installation near you
We handle water heater replacement & installation in Prairie Village and nearby: Fairway, Leawood, Lenexa, Merriam, Mission, Overland Park, Roeland Park, Shawnee, and Westwood. See all service areas.