How much does it cost (avg) to fully replace a water heater?

Real Estate Broker · Raleigh, NC · Member since 2017 · 174 posts · 69 votes

Ball park numbers: how much does it cost to fully replace a water heater with labor? Just want to see if my quotes are not too high (i know it varies by places).

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Marcus Auerbach

Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes

Wherever you buy your waterheater (or anything else) be aware that cheap and smart are not the same. There is so much flimsy chunk for sale, it's terrible.

Experience teaches you quickly to stay away from cheap materials. Amateurs buy cheap stuff. Professionals look for commercial grade whenever possible. Amateurs don't consider the long term implications, service life of an item or uptime. Amateurs look at cost, professionals look at value. That does not mean to buy the most expensive item, but to understand that the cheapest sticker price may cost you more over time.

Do yourself a favor and look for quality. Some items will cost 20% more and last 100% longer. Not only does that save you money on the item, but also installation/labor, and better "uptime" makes for a happier tenant, lower overhead and less headache.

Want an example? One of my first properties got equipped with the cheapest plastic shut off valves. Contractor announced proudly that he saved me $5 per valve, we had 7 in the home, for a total of $35 in "savings". Last year I attempted to turn off the water supply to the dishwasher and crushed the valve with my bare hand, flooded the still new kitchen, damaged the subfloor, $2000 in repairs. So glad I saved $35 on the plastic shut off valve!

To answer the question. My plumber replaces water heaters for about $950. The $200 he charges me for labor include getting the new one from the supply house, bringining it to the property, install of the unit and haul away/disposal of the old one. Could I do it in an afternoon and "save" some labor cost? Probably, but I can think of much better ways to invest my time!

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Vasyl Magura
Real Estate Agent · Cleveland, OH · Member since 2017 · 41 posts · 32 votes
8y
Water heaters are cheap. You can buy a new one brand name for around 300-700 dollars, depending on brand, and get it installed for $200, or do it yourself with some basic skills and youtube video. So probably looking at 500-900 dollars.
3 Reply
Ray Harrell
Investor · Chicago, IL · Member since 2016 · 1k+ posts · 930 votes
8y
Also consider a tankless heater. I think hey are much more efficient.
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Randy E.
Rental Property Investor · Durham, NC · Member since 2014 · 1k+ posts · 1k+ votes
8y
Originally posted by @Peter K.:
Ball park numbers: how much does it cost to fully replace a water heater with labor? Just want to see if my quotes are not too high (i know it varies by places).
I've had several installed in Durham for $100-$200 over the past five years. Recently I had one that cost $500, but that involved some extra work to re-pipe and add ventilation through the roof. Those are prices for labor.
The water heater itself now costs about $400 or more. The low end was a little lower a few years ago, but the government changed regulations regarding more efficient water heaters in 2015, resulting in higher prices for water heaters.
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Roger S.
Investor · TX · Member since 2015 · 393 posts · 290 votes
8y
cost me 400 bucks including buying the water heater. DIY has its advantages.
2 Reply
Chris Lynch
Plano, TX · Member since 2017 · 42 posts · 51 votes
8y
Depends on your city. We have to have inspections which means any hot water heater has to be to code and has to be permitted. Generally about 1K assuming everything is already up to code here.
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Peter K.
OP
Real Estate Broker · Raleigh, NC · Member since 2017 · 174 posts · 69 votes
8y
@Randy E.
You had it installed in Durham for $100-200 as labor or including the water heater?
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Chris Lynch
Plano, TX · Member since 2017 · 42 posts · 51 votes
8y
Originally posted by @Roger S.:

cost me 400 bucks including buying the water heater. DIY has its advantages.
Does Whitesboro not require permitting yet?
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Peter S.
Chicago, IL · Member since 2018 · 22 posts · 12 votes
8y
@Peter K. - How many units will be using the water heater? Is this for a single unit or apartment building? A single unit water heater runs around $500 plus a few hundred for labor plus inspections in needed. Figure under $1000 depending on your market. A multi unit commercial water heater you are looking at around 6k.
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JD MartinBusiness Member
Moderator
Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
8y
My plumber will do an install for $150 not including the heater or parts, so installed it's about $600 for electric and a little more for gas. Unless it's in a tough location in the house, I usually do the heater myself - it's pretty clean work and it's not hard. I'm getting one done in a rehab I'm doing right now for free by the HVAC crew - I have to pay for the heater but they're throwing in the install (gas). If you are doing rehab work you can sometimes work out throw-ins like that.
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Roger S.
Investor · TX · Member since 2015 · 393 posts · 290 votes
8y
@Chris Lynch. They might, I didn't ask. The inspector is pretty easy, whenever we have a new tenant inspection, about all he checks is smoke alarms, and water faucet back flows. Once he did mention that the central heat gas line needed to be hard plumbed through the furnace housing, and the washing machine drain needed a p trap. Funny thing is, he said I needed a plumber to do the p-trap, but he had no problem with me doing the gas line. He did an inspection when I took out a load bearing wall and ran some new outlets and lighting circuits, didn't have any issue with me doing all that myself. I do as much as I can without even asking. I'm about to add a bathroom to a house, they wont ever know it. LOL
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Matt R.
Blue Springs, MO · Member since 2015 · 481 posts · 313 votes
8y
Disclaimer: I am not a professional plumber. I've had to replace a water heater before, though.
Check with your local Home Depot or Lowe's for a price on a water heater in the size you need (gallons), gas or electric, with a 9 or 12 year warranty. That's probably about what a good one is worth. The one the plumber sells will cost him less than that, and he may try to talk it up as better than the "big box" ones, but it's probably about the same.
Add maybe $50 to that for parts - like a new temperature/pressure relief valve if the new one doesn't come with one, maybe new flexible water lines if it's not plumbed in directly, maybe a new shutoff valve. New gas flex line if it's gas and not plumbed directly, *maybe* a few feet of new cable for an electric (but often you can reuse the old cable).
If you want to add a drain pan, price that out at the big-box store too - maybe $20 for the pan and $10 for some PVC drain pipe. If the heater is someplace like a garage that is lower than the house and not over the basement, you probably don't need a drain pan. If it's in an attic, the drain pan may be required by code. If it's someplace like the laundry room in a single-story house on a slab, the pan may not be required by code, but the pan directing a leak to a floor drain might save the nearby carpet/flooring some day.
Add $100-$200 to that for labor. Maybe towards the lower end if the plumber can just walk in the basement door with the new one and take the old one out the same way, and towards the higher end if the thing is in the attic, or has to get carted down 2 flights of stairs, or similar.
Also figure out how you are going to get rid of the old one. A plumber may offer to haul the old one away for you - free is a good price for that. The local trash company may charge you. In many neighborhoods, if you put the old one out on the curb either the day before trash day or on the weekend, a scrapper will grab it at no cost to you. The old one might be worth $5 at the scrap yard - if you have a truck, that's probably not enough money to take it there by yourself, but if you have a place to keep the old one until you have a truck full, then it might make sense.
I hope this helps!
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Jeff Filali
Rental Property Investor · Broken Arrow, OK · Member since 2016 · 1k+ posts · 1k+ votes
8y
Just replaced two in SFR rentals. Both were purchased through Lowes and installed by licensed plumbers. One was $550 installed, and one was $680 installed.
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Randy E.
Rental Property Investor · Durham, NC · Member since 2014 · 1k+ posts · 1k+ votes
8y
Originally posted by @Peter K.:

@Randy E.
You had it installed in Durham for $100-200 as labor or including the water heater?
Labor only. I WISH it would have included the water heaters too!
Today, after the new regulations which raised the price for water heaters, my all-in (labor+heater) is about $600-$800.
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Account Closed
Investor · Milwaukee, WI · Member since 2013 · 1k+ posts · 1k+ votes
8y
All quotes so far are low-end, but not unrealistic. Id say high-end is $1500.
1 Reply
Jill F.
Investor · Akron, OH · Member since 2016 · 2k+ posts · 4k+ votes
8y
I pay $800 delivered and installed.
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Joe SplitrockPro Member
Moderator
Rental Property Investor · Sioux Falls, SD · Member since 2015 · 9k+ posts · 18k+ votes
8y
You can do some quick research on Lowes or Home Depot website and easily confirm that you can buy a water heater for as little as $400 up to $1200. Install cost is $200 for an economical plumber or $400 for brand name plumber. I purchased a cheap $400 water heater and had to replace it 6 years later, it was a month out of warranty. Now I buy the gas ones with 9 or 12 year warranties even though they cost more. I just don't wan to hassle with replacing them a few years down the road. Electric water heaters last longer, but cost more to run.
They don't build them like they used to. I had one gas water heater that was 35 years old when I replaced it. In the other side of the duplex, I had replaced the water heater twice over the ten years I owned the place.
Just make sure when you get quotes that you are comparing apples to apples on the water heater quality. Some plumbers refuse to install the cheap water heaters, so they will naturally cost more.
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Mike S.
Rental Property Investor · Huntsville, AL · Member since 2013 · 419 posts · 323 votes
8y
Some people replace water heaters when they stop heating. If it's not cracked, just replace the elements. $20-$40 or less. Also, replace the sacrifice rod for extended longevity.
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Henri Meli
Investor · Morrisville, NC · Member since 2012 · 1k+ posts · 673 votes
8y
@Peter K. . I'm assuming residential and also Raleigh as the location. Between $600 - $1,000, depending on the brand you chose. Like everything else, there are some that won't last too long, though. Check various reviews or get some expert opinions to get a feel on the life of some of these !!!
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Ronald RohdePro Member
Attorney · Dallas, TX · Member since 2016 · 5k+ posts · 2k+ votes
8y
$900 in Dallas, took me one text message and one e-check. Love remote access to my units! Plumber texts a photo when he's done
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Chris T.
Investor · Downers Grove, IL · Member since 2015 · 1k+ posts · 955 votes
8y
$800 - Rheem 40 gallon gas water heater but it's a simple straight replacement.
Got quoted $1000 as well.
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Chris Martin

Investor · Willow Spring, NC · Member since 2009 · 5k+ posts · 3k+ votes

Per below:

Plumbing Permit Required: A plumbing permit is required for the installation, extension, relocation, replacement or general repair of any plumbing system. Plumbing permits shall not be required for minor repairs or replacements of plumbing fixtures provided such repairs or replacements do not disrupt the original water supply, the waste or ventilation system.

Replacement of Water Heaters:

No permit shall be required for replacement of water heaters in one- or two-family dwellings, provided:

The energy use rate or thermal input is not greater than that of the water heater which is being replaced.

There is no change in fuel, energy source, location, routing or sizing of venting and piping.

The work is performed by a licensed plumbing contractor and installed in accordance with the current edition of the North Carolina State Building Code.

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Scott W.
Real Estate Investor · chicago, IL · Member since 2012 · 1k+ posts · 231 votes
8y
if you do not use a state licensed plumber (at least in Illinois, I am assuming it is the same nationwide), i'ts a $10k fine and 6 month jail. use a license plumber. it's not worth it.
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George SkidisPro Member
Rental Property Investor · Belleville, IL · Member since 2017 · 875 posts · 529 votes
8y
Check your local and state laws on WHO can install it. In Illinois it must be a licensed plumber for non owner occupied properties.
Gas or Electric: Electric are cheap and easy with no complications unless going into a mobile home.
Mobile Homes - They require special water heaters with an identifier in the serial number. Choose the wrong heater start over. Some vent in through the floor and out through the roof.
Venting - The new high efficiency water heaters will not draft properly if vented out of a chimney. Carbon Monoxide poisoning is possible.
Power Vent - Does it need a power vent? Add $200 or so. Will a new vent out the side wall be needed for venting add another $200.00 or so.
Tankless: Very expensive but worth it in your own home. Endless hot water even with teenage girls.
Recommendation: Choose a water heater manufactured by "Bradford White" they are made in America, Brass drains and fittings no plastic parts. Employees own the company. Available at select plumbing supply stores. This is probably the best made water heater on the market and competitively priced. Worth the drive to pick it up.
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Steven J.
Urbana, IL · Member since 2012 · 1k+ posts · 425 votes
8y
Dang Illinois and its strange requirements! Before you commit to the new water heater, if you're at all DIY inclined, check that the elements and thermostats are working first. Our personal one stopped heating a good amount of water so I ended up with new thermostats and replaced the bottom element for under $50 and thats with a good element. Eventually, replacement is a necessity though.
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Steve Vaughan
Rental Property Investor · East Wenatchee, WA · Member since 2014 · 10k+ posts · 16k+ votes
8y
Originally posted by @Peter K.:
Ball park numbers: how much does it cost to fully replace a water heater with labor? Just want to see if my quotes are not too high (i know it varies by places).
I just love these.
How many gallons? Where - crawl, attic, main floor? Gas? Electric? Heat pump? Tankless? On and on ....
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