Bronco6Gen said:

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You need a permit to swap out a water heater? For real?

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You need permits for everything now.

Want to replace a door or window? Permit
Want to put up a shed or fence? Permit
Want to replace some brick? Permit
Want to pour a small patio or a sidewalk that ISN'T at the street? Permit
Want to put in a sprinkler system? Permit
Any exterior remodelling outside of painting? Permit

Bronco6Gen said:

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You need a permit to swap out a water heater? For real?

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Most cities require it, yes.

I'm in Houston and heard rumors of the city keeping an eye out for people disposing of water heaters on heavy trash day and checking if they had a permit a few years ago.

htxag09 said:

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Bronco6Gen said:

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You need a permit to swap out a water heater? For real?

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Most cities require it, yes.

I'm in Houston and heard rumors of the city keeping an eye out for people disposing of water heaters on heavy trash day and checking if they had a permit a few years ago.

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I thought it was due to the code upgrade that now requires an expansion tank. Do you just pay online for it if you do the work yourself?

I was just looking on City of SA website and if you replace more than 25% of your fence that requires a permit. I have built a lot of fences and never had to pull a permit and never been asked about one.

I've done a LOT of work without a permit(nothing structural)and the only issue I have run in to was when I was looking to install a pool, we went over the impervious coverage limits with driveway expansions and wouldn't have been allowed to do concrete decking.

For a lot of stuff, permits just seem like a wayfor the CAD to raise your home value and take more of your money.

Here's the real risk you face not having permits: If you have a related home issue to work you performed, ie your house burned down due to wiring you installed, and it doesn't meet code, then you'd be liable. Even if it does meet code, they would probably still fight you on it in a claim. Having it permitted theoretically means you got inspected and it meets the local codes and moves the liability to others. However, as many of us know, there are plenty of contractors out there that do shoddy work and inspectors that miss it, so it's not a guarantee that it was done right.

That said, the government is way too chummy with telling citizens what to do and not do. Permits, being an extension of that, have gotten way out of hand.

If you think that plumbers are trying to over price there services you need to think about all the overhead and liability that comes with owning a plumbing company. I am very sure that many of you are capable of swapping out a water heater but would you be willing to stand behind it in someone's home that you don't know or what goes on inside the home.Also don't think that the water heater that you are buying in a box store is the same as you get from a supply house.

Army instead of Ag said:

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If you think that plumbers are trying to over price there services you need to think about all the overhead and liability that comes with owning a plumbing company. I am very sure that many of you are capable of swapping out a water heater but would you be willing to stand behind it in someone's home that you don't know or what goes on inside the home.Also don't think that the water heater that you are buying in a box store is the same as you get from a supply house.

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A Bradford White water heater from a supply house is around $540 when I bought last a few years back which is actually more affordable than you can find at Home Depot or Lowes. Anyone can walk in and pay that as a house account...

We paid 1500 in Austin a few months ago. Garage, expansion tank, some welding, etc.

Not trying to argue at all but the $1500 that you think they are clearing is not what they have in a service call.
I don't work for Baker Brothers but I will use them as an example. They have to pay someone to answer and book the call, and remember you called them,they have to reach out to you in their marketing which is not cheap. You have the cost of sending newer trucks to your house, they can't send junker trucks because they have scheduled this call around your schedule and if they are late getting there more than likely you will get on Facebook and bash them. More than likely they will replace the heater along with new supply lines as well as a flood stop. They will also have to pay another person to process billing. Then you have all your liability insurance that they are required to have by the State. After that you have to pay the plumber and hope you as the owner have some left for the company.

A gas 50 gal rheem with new stainless supply lines, new nipples, and gas line
, etc will run about $900-$1000 for all materials. Electric will be about $75 to $100 less


A hard heater install non attic takes me ~4 hours worst case excluding getting the heater.

In Texas you can get around having an expansion tank by code as long as you install a thermal pressure relief ball valve on the cold side of the heater.

Its not rocket science to swap one out but they don't always go easy


Sometimes the heater won't drain because the valve gets clogged

Sometimes the shut off valve is frozen or bad and has to be changed out

Sometimes you have to replumb the t&p bc the new heater is in a different location

Also on gas you have to get on the roof to adjust /recaulk the rain collar so if you have a steep roof that can be fun.

bonfarr said:

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So I told that company that I was getting additional bids and they gave me the talk about quality of work yada yada yada. My wife used to do some Marketing work with another reputable named company and she called them for a second quote while I was at work today and she was supposed to call me when they had an estimate. She calls me when I am about fifteen minutes from home and says yeah they seem great and they have a $300 off coupon special right now and they can do it tonight. I ask how much less their bid was and she says well actually it was a little more than the other one, $3400 after the discount, but they can do it tonight. I raced home and got into the garage before those dudes had the new equipment out of the truck and told them no and asked my wife if she was effin crazy and told her if she needed a hot shower tonight so bad I would put her up in the JW Marriott down the street tonight and still be $900 better off.

I got a bunch of recs from the neighborhood Facebook site and a guy is coming tomorrow to do the same work for $1625.

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I've received a lot of recommendations for Chambliss Plumbing. Used them recently to diagnose a water heater element issue. Only cost me $135. Don't have any experience with them other than that but may be worth a shot to get a quote.

I've heard good things about Chambliss as well, lots of people in my hood use them. The guy I hired has done two replacements in the last 2 months in my neighbors homes and all good recs.

Was quoted $1900 for a 50G gas garage replacement and I laughed. No way! Took care of it myself.

Just replaced ours in the garage. New 50 gal tank from Lowe's is $800 and the labor is pretty simple. Go at it yourself!

I just got a quote in The Woodlands for $2300 install which was pure labor. The Rheem unit we have will be replaced under warranty, but it w as still $2300 for an attic install on one unit. We have two, but the other one is fine. I'm thinking of going tankless at this point as this water heater lasted 5.5 years and we have a water softener system.

bonfarr said:

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Sea Speed said:

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bonfarr said:

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BenTheGoodAg said:

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bonfarr said:

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Plumber came today and immediately said it had an internal leak and needed full replacement and gave an estimate of $2500.

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We are missing some details, but I think $2500 sounds high.

Call me skeptical - was there actually water in the pan? Calling it an "internal" leak is an odd description. You'd likely still see some evidence of a leak other than the pilot being out if water is getting into the combustion chamber.

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Water heater located in garage and there was about 1/2 in water in the drain pan.

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Idk if you're handy, but this is about the easiest job you can do plumbing wise around the house. It should take you a couple hours and the cost of thebwater heater, which can be had for significantly less than a grand. There is absolutely no chance I pay that much for a garage water heater replacement. That job will take the plumber like an hour if there is nothing unusual about the job. Hell for 2500 bucks id upgrade to a real nice on demand gas unit.

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If it was electric I would give it a shot but I know nothing about working with gas appliances. The plumber also mumbled something about a permit, is a permit required to replace a water heater?

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Nah. The gasline is super easy. Mine screwed on and off like a water line to a sink and had a cut off near the water heater. I replaced the gas line when I did my water heater.

I did mine two years ago. Bid was like $1800 to replace in attic with cheap $300 water heater. I bought the best one that would fit. Mine was more complicated, because my attic sucks, but in a garage, you can easily do it in an hour or two with no problems. Also added water cut offs up there so if I need to replace it again, I can just shut off the water there, and not to the entire house.

Guitarsoup said:

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bonfarr said:

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Sea Speed said:

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bonfarr said:

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BenTheGoodAg said:

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bonfarr said:

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Plumber came today and immediately said it had an internal leak and needed full replacement and gave an estimate of $2500.

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We are missing some details, but I think $2500 sounds high.

Call me skeptical - was there actually water in the pan? Calling it an "internal" leak is an odd description. You'd likely still see some evidence of a leak other than the pilot being out if water is getting into the combustion chamber.

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Water heater located in garage and there was about 1/2 in water in the drain pan.

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Idk if you're handy, but this is about the easiest job you can do plumbing wise around the house. It should take you a couple hours and the cost of thebwater heater, which can be had for significantly less than a grand. There is absolutely no chance I pay that much for a garage water heater replacement. That job will take the plumber like an hour if there is nothing unusual about the job. Hell for 2500 bucks id upgrade to a real nice on demand gas unit.

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If it was electric I would give it a shot but I know nothing about working with gas appliances. The plumber also mumbled something about a permit, is a permit required to replace a water heater?

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Nah. The gasline is super easy. Mine screwed on and off like a water line to a sink and had a cut off near the water heater. I replaced the gas line when I did my water heater.

I did mine two years ago. Bid was like $1800 to replace in attic with cheap $300 water heater. I bought the best one that would fit. Mine was more complicated, because my attic sucks, but in a garage, you can easily do it in an hour or two with no problems. Also added water cut offs up there so if I need to replace it again, I can just shut off the water there, and not to the entire house.

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My issue with working with gas is always having that doubt that I did something wrong and gas would be leaking into my home about to blow my family up.

bonfarr said:

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Guitarsoup said:

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bonfarr said:

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Sea Speed said:

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bonfarr said:

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BenTheGoodAg said:

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bonfarr said:

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Plumber came today and immediately said it had an internal leak and needed full replacement and gave an estimate of $2500.

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We are missing some details, but I think $2500 sounds high.

Call me skeptical - was there actually water in the pan? Calling it an "internal" leak is an odd description. You'd likely still see some evidence of a leak other than the pilot being out if water is getting into the combustion chamber.

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Water heater located in garage and there was about 1/2 in water in the drain pan.

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Idk if you're handy, but this is about the easiest job you can do plumbing wise around the house. It should take you a couple hours and the cost of thebwater heater, which can be had for significantly less than a grand. There is absolutely no chance I pay that much for a garage water heater replacement. That job will take the plumber like an hour if there is nothing unusual about the job. Hell for 2500 bucks id upgrade to a real nice on demand gas unit.

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If it was electric I would give it a shot but I know nothing about working with gas appliances. The plumber also mumbled something about a permit, is a permit required to replace a water heater?

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Nah. The gasline is super easy. Mine screwed on and off like a water line to a sink and had a cut off near the water heater. I replaced the gas line when I did my water heater.

I did mine two years ago. Bid was like $1800 to replace in attic with cheap $300 water heater. I bought the best one that would fit. Mine was more complicated, because my attic sucks, but in a garage, you can easily do it in an hour or two with no problems. Also added water cut offs up there so if I need to replace it again, I can just shut off the water there, and not to the entire house.

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My issue with working with gas is always having that doubt that I did something wrong and gas would be leaking into my home about to blow my family up.

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Totally reasonable You can get Natural gas detectors for like $20.

Recently replaced my 40 gal tank with a high efficiency RHEEM tankless for $2500.

I just paid $5500 for a Rinnai unit. We are now tankless. We're in the Conroe/The Woodlands area.

My plumber pulled a permit from my city for water heater replacements when I had mine done a few years back. Paid about 3400 for two 50 gal + code upgrades etc

In addition to the expansion tank and other code upgrades right at the water heaters the inspector checked the entire house for CO detectors in or outside each bedroom. It was part of the City code related to the fact that its a gas water heater.

We had an air mattress blown up in our study t day inspector came and he considered that room a bedroom as a result and made us install an additional CO detector which made me have to get a second inspection after I had put one in. Wouldn't let me just drag the air mattress out of the room. Ugh...

Just went through this as well. 50 gallon electric for $530 from lowes and maybe 2 hours start to finish for the install including the time to drain the tank. Didn't even bother calling for a quote since it's 3 connections and 2 wires.