Water Heater Services for Reliable Hot Water at Home
For over a decade, we’ve been delivering the very best water heater services to homes all throughout Greater Vancouver and the rest of the Lower Mainland – from water heater repair, to water heater replacement, and absolutely everything in-between when it comes to getting your gas, electric, tankless or power-vented water heating systems up and running.
Whether it’s a homeowner with no hot water, a leaking tank, irregular heating, or the installation of a new high-efficiency unit, we provide experienced hands-on service backed up by a fully equipped service van to get the job done properly and safely, following BC Building Code and gas safety regulations.
We service all makes and models, carry common repair parts (thermocouples, igniters, gas valves, thermostats and heating elements), and offer 24-hour emergency service for leaking hot water tanks that need replacement right away. Our philosophy is simple: look out for homeowners, give honest recommendations, and make everything clear so you understand what’s going on in your home and why.
What Is a Water Heater and How Does It Work?
A reliable hot water system starts with a properly sized and properly installed water heater. Unlike heating equipment that warms the air in your home, a water heater’s job is to deliver a steady supply of hot water to fixtures, showers, tubs, dishwashers and laundry machines throughout the house.
Most homes in the Lower Mainland use either a tank-style water heater or a tankless (on-demand) water heater. Tank-style units store a set volume of hot water – often 40, 50 or 60 gallons – and keep it at temperature, ready whenever you open a tap. Tankless systems heat water only when there is demand, which can save energy and free up space when they are properly designed and installed.
Gas water heaters use a burner to heat water inside the tank or heat exchanger, while electric models use one or more heating elements. Power-vented and direct-vent systems use fans and special venting to safely move exhaust outdoors. When everything is working as it should, you get consistent hot water, efficient operation and safe venting of combustion gases.
When a water heater is not designed, installed or maintained correctly, you may notice issues such as running out of hot water, water that is too hot or too cold, discolored water, strange noises or leaks around the tank or connections. These are signs that it may be time to schedule professional water heater service.
Types of Water Heaters We Service
Not all homes have the same type of water heater. Professional water heater services must account for how each system is designed, installed and vented. Our technicians are experienced with the most common water heater types found in Lower Mainland homes.
1. Gas Hot Water Tanks
Natural gas and propane tanks are very common in single-family homes. They heat water with a gas burner and must be installed with proper venting and combustion air. We handle everything from thermocouples and gas valves to full tank replacements when units reach the end of their lifespan.
2. Electric Hot Water Tanks
Many condos and tight mechanical rooms rely on electric tanks. These units use one or more heating elements and thermostats to keep water at the set temperature. We troubleshoot and replace failed elements, thermostats and wiring issues, and advise when replacement is the safer long-term option.
3. Tankless (On-Demand) Water Heaters
Tankless systems heat water as it flows through the heat exchanger. When they are sized correctly and maintained regularly, they can provide endless hot water and excellent efficiency. We service and install leading tankless brands, including Navien, Rinnai and Noritz.
4. Power-Vent and Direct-Vent Water Heaters
Power-vented and direct-vent tanks use fans and sealed venting systems to safely exhaust combustion gases. They are common in newer homes and garages where traditional chimney venting is not an option. Our team understands the venting, clearances and safety controls these systems require.
Common Water Heater Problems and Warning Signs
Many of our service calls begin with the same handful of symptoms. Knowing what to watch for can help you decide whether you can safely check a few basics yourself, or if it’s time to schedule professional water heater service. Here are some of the most frequent problems homeowners report.
No Hot Water or Not Enough Hot Water
If you are suddenly getting no hot water, or you run out quickly, there may be an issue with heating elements, gas burner, thermostat settings, dip tube, or the tank size compared to your family’s usage. In older electric tanks, elements often fail after years of service.
Leaks Around the Tank or Connections
Visible water around the base of the tank, at fittings, or under the T&P valve is a major warning sign. Small leaks can quickly turn into tank ruptures and property damage. Active tank leaks almost always mean it is time to replace the unit.
Strange Noises (Popping, Rumbling, Sputtering)
Popping, rumbling or sputtering taps can be caused by sediment buildup at the bottom of the tank. Sediment makes the heater work harder, increases energy use and can shorten the life of the tank if it is not addressed through proper flushing and maintenance.
Pilot, Ignition or Burner Problems
Gas water heaters depend on reliable ignition and safe operation of the burner. Issues with thermocouples, igniters, gas valves or flame sensors can prevent the burner from lighting or staying lit. These components are part of the safety system and should only be serviced by qualified technicians.
Discolored or Smelly Hot Water
Rust-colored or foul-smelling hot water can point to corrosion inside the tank, anode rod problems or water quality issues. Depending on the age and condition of the tank, we may recommend targeted repairs, flushing, anode replacement or a full tank replacement.
Case Study #1 – Burnaby Electric Hot Water Tank Repair
Some homeowners in Burnaby called us because they were not receiving full hot water. After checking the system, we determined there was a bad heating element in their electric tank. Because we carry replacement elements and thermostats in our van, we were able to replace the failed part and restore full hot water within about two hours, on the same day.
This kind of real-life troubleshooting happens all the time in older homes throughout Burnaby and New Westminster, where we often see electric water heaters that are 15 or even 20+ years old still in service.
Water Heater Repair or Replace: What You Need to Know
One of the most common questions homeowners ask is whether it makes more sense to keep repairing an older water heater or replace it with a new unit. There is no single answer, but there are clear factors that help guide the decision. A good water heater professional will always have an honest conversation about these points with you.
When Water Heater Repair Is Often the Best Solution
- The water heater is relatively new or mid-life and otherwise in good condition.
- Repairs are minor and not recurring (for example, a single element, thermostat, valve or igniter).
- There are no signs of tank corrosion or active leaks.
- Efficiency is still reasonable and your gas or electricity bills are stable.
- Replacement parts are readily available from the manufacturer.
When to Consider Water Heater Replacement
- The tank is actively leaking or shows signs of heavy rust and corrosion.
- The heater is 10–15+ years old and has a history of frequent breakdowns.
- You are running out of hot water regularly because the tank is undersized.
- Energy bills are high even though your usage has not changed.
- Key parts are no longer available or are very expensive to source.
Case Study #2 – John Wood Tank Replacement in a Tight Garage
Recently we received a call from a homeowner who was dealing with a leaking 15-year-old John Wood hot water tank that was dripping into their garage. Replacement was the only option. The installation space was very tight, and the existing plumbing didn’t match the new tank’s connections. Even with those challenges, the job was completed in about three hours, and the customer ended up with a safe, fully code-compliant installation and a brand-new tank.
This situation is common in newer Surrey homes, where 40–50 gallon natural gas tanks are often squeezed into compact utility rooms or garages with limited space for piping changes.
During a water heater estimate, we review both options with you – repair versus replacement – including approximate operating costs and potential efficiency improvements. Our goal is to help you invest in the right solution for your home, your family and your budget.
Professional Water Heater Installation Services
When a new water heater is needed—whether for a replacement, renovation or new suite—proper installation matters. Even the best equipment will not perform well if it has been sized incorrectly, piped poorly or vented against the manufacturer’s instructions. Our water heater services include full, code-compliant installation from start to finish.
The installation process typically starts with a home visit and capacity assessment. We review the existing plumbing, venting route, gas or electrical supply, and how your family actually uses hot water. Based on your home’s layout and your budget, we recommend suitable tank or tankless options from reputable manufacturers.
A typical water heater installation may include:
- Removing and disposing of the old water heater and any outdated venting.
- Upgrading venting and combustion air (for gas units) to meet current code and manufacturer requirements.
- Re-piping cold and hot connections for proper flow, shutoff and expansion control.
- Installing new shutoff valves, T&P valve, drain pan and expansion tank where needed.
- Filling, purging and checking for leaks at all new joints and fittings.
- Setting and verifying safe water temperature and safety controls.
- Reviewing basic operation and emergency shutoff procedures with the homeowner.
Case Study #3 – Heavy 60-Gallon Tank High in a Shop
One of the hardest jobs we’ll ever remember was when we installed a 60-gallon water heater in a shop. The original tank was positioned well above ground level, and the only way to remove it safely was to empty it completely, access it via ladders, and work as a three-person team. It took us about half a day to do it, because any slip could have meant serious injury or structural damage. Jobs like this highlight the importance of experience, caution and proper planning.
When done correctly, a new water heater installation can provide more consistent hot water, quieter operation and lower operating costs. Our aim is to leave you with a neat mechanical area, clear documentation and confidence in your new system.
Annual Water Heater Maintenance & Checklist Services
Regular maintenance is one of the best water heater services you can invest in. An annual tune-up helps catch problems early, keeps operation safe and extends the lifespan of your equipment. It also supports higher efficiency, which can reduce gas or electricity consumption throughout the year.
During a typical annual service visit, our technicians may:
- Visually inspect the water heater, piping, venting and expansion components.
- Check for gas leaks (for gas units), water leaks and signs of corrosion.
- Flush the tank to reduce sediment buildup where applicable.
- Inspect and test the T&P valve and other safety devices.
- Verify thermostat settings and safe water temperature.
- Inspect electrical connections on electric models.
- Confirm proper venting and combustion air for gas units.
- Review any error codes or performance concerns with the homeowner.
Regular water heater services like these give you a clear picture of your system’s health and help reduce the risk of unexpected breakdowns, leaks and cold showers.
High-Efficiency Water Heaters and Brands We Work With
Many homeowners upgrade to high-efficiency or tankless water heaters to reduce energy costs, improve comfort and free up space in the mechanical area. These systems require careful sizing, proper venting and detailed commissioning. Our water heater services include installation, maintenance and repair for a wide range of tank and tankless brands.
Water heater brands we commonly service include:
- Rheem
- Bradford White
- John Wood
- AO Smith
- Giant
- Navien (tankless)
- Rinnai (tankless)
- Noritz
- Bosch
- Whirlpool
- Kenmore
- Other major water heater brands
If you are thinking about replacing your water heater, we can help you compare models, efficiency ratings and warranty options so you end up with the right system for your home.
Water Heater Safety and the Importance of Professional Service
Any gas-burning or high-powered electrical appliance must be treated with respect. Safe water heater services always include combustion testing (for gas units), ventilation checks and proper operation of all safety controls. Homeowners should never bypass safety devices or attempt gas adjustments without the right training and licensing.
Warning signs that require immediate attention include smelling gas, seeing scorch marks or melting around equipment, repeated burner lockouts, water around electrical components, persistent exhaust smells or symptoms that could be related to carbon monoxide. In any suspected gas leak or carbon monoxide situation, leave the area, avoid using open flames or electrical switches, contact your gas utility or emergency services, and then arrange for water heater service once it is safe.
Our technicians follow BC codes and manufacturer guidelines on every job. Professional water heater services help ensure your home stays supplied with hot water while protecting your family’s safety.
Water Heater Services Across the Lower Mainland
We offer residential water heater services throughout Greater Vancouver and the Fraser Valley, including (but not limited to) the following cities:
- Vancouver
- Burnaby
- Coquitlam
- Surrey
- Maple Ridge
- Langley
- New Westminster
- Port Coquitlam
- Port Moody
- North Vancouver
- West Vancouver
- Richmond
- Delta
- Pitt Meadows
- Mission
- Abbotsford
- White Rock
- Tsawwassen
If you live just outside these areas, feel free to contact us and we will let you know if we can accommodate your location.
Water Heater Services – Frequently Asked Questions
How long does a hot water heater last in BC?
The average lifespan of a standard gas or electric tank-type water heater is about 8–12 years, depending on usage, installation quality, maintenance and water quality. Some units fail earlier if they are never serviced, while others can last longer with proper care.
Should we fix or replace our water heater?
If a tank is leaking or is over 10–12 years old, there are usually cost and safety advantages to replacing it. If it’s younger and the problem is a failed part, repair is often the better option. During a visit, we explain both options so you can make an informed choice.
Do you install expansion tanks?
Yes — we install expansion tanks when required by code or when water pressure conditions make them advisable. Expansion tanks help reduce stress on your plumbing and water heater by giving heated water room to expand.
Can you replace our leaking tank the same day?
In many cases, yes. We provide 24-hour emergency service for leaking tanks and do our best to offer same-day replacement when stock and scheduling allow. If same-day is not possible, we prioritize your job and put in temporary protections where we can.
Do you also service tankless water heaters?
Yes, we service and install tankless hot water systems such as Navien, Rinnai and Noritz. This includes flushing, descaling, troubleshooting error codes and full replacements when older tankless units reach the end of their life.
How large of a hot water heater will we need?
Typically, most homes use a 40 or 50 gallon tank. Larger homes may require a 60-gallon tank, and some families are better served by a properly sized tankless system. During a visit, we look at the number of occupants, bathrooms and fixtures to recommend the right capacity.
Book Professional Water Heater Services Today
If you need urgent water heater repair, a detailed annual check-up or a professional installation of a new tank or tankless system, we are ready to help. Our commitment is to deliver clean, safe and efficient water heater services that keep your home comfortable and your hot water running reliably.
Call us now to talk about your system, ask questions or schedule an appointment at a time that works for you.