The call usually comes the same way: no hot water this morning, or a puddle around the base of the tank. The next question is always the same too: what is this going to cost? Here is an honest answer for the Lower Mainland, and what moves the number up or down.
| Replacement type | Typical installed range, Lower Mainland | Usual time on site |
|---|---|---|
| Electric tank, 40 to 50 gallon, like for like | $1,800 to $2,800 | Half a day |
| Gas tank, atmospheric vent, like for like | $2,400 to $3,600 | Half a day |
| Gas tank, power vented | $3,200 to $4,800 | Half a day to a day |
| Tankless gas, replacing a tank (new gas line, venting, condensate) | $4,800 to $7,500 | One to two days |
| Tankless gas, replacing an existing tankless | $3,500 to $5,500 | Half a day to a day |
Ranges include the unit, labour, permit where required, haul-away of the old tank and GST. Your quote is specific to your house. Prices reviewed October 2026.
Rough Guide To Installed Prices
Treat these as ballpark ranges for a straightforward like-for-like replacement in Langley and the surrounding cities. Your quote will be specific to your house.
- Electric tank, 40–50 gallon: the most common replacement in older homes and suites, and the least expensive to install.
- Gas tank, atmospheric or power-vented: more than electric, and the venting on the old unit decides a lot of the labour.
- Tankless gas: the highest upfront cost, because it usually needs a larger gas line, new venting and a condensate drain — not just the unit.
We would rather give you a real number after a ten-minute look than a fake one over the phone. Send a photo of the existing tank and its rating plate and we can quote most replacements from that.
What Drives The Price
- Size and recovery. A household with two bathrooms running at once needs more capacity than a suite.
- Venting. Old chimney-vented gas tanks are often replaced with power-vented units, which need a new sidewall vent and an electrical outlet.
- Code items the old install never had. An expansion tank, a proper drain pan where the tank sits over finished space, seismic strapping, a shut-off valve you can actually reach, and a relief valve discharge piped to a safe place. These are required in BC today and they are part of a proper replacement, not optional extras.
- Access. A tank in a closet behind a finished wall costs more to swap than one in an open garage.
- Permits. Water heater replacement needs a plumbing permit in most Lower Mainland municipalities, and a gas permit for gas units. We include that.
Tank Or Tankless?
A tankless unit heats water only when you use it, so it saves energy and never runs out. It also costs more, needs annual descaling in our water, and struggles to serve two showers at once unless it is sized generously. For a larger family with high hot-water demand, a properly sized tankless can be worth it. For a smaller home or a suite, a good tank is often the sensible choice.
Signs Yours Is On The Way Out
- Rusty or discoloured hot water
- Rumbling or popping from the tank as sediment boils
- Water around the base, even a little
- The tank is more than 10–12 years old (check the serial number)
If you see water on the floor, close the cold supply valve on top of the tank and call. A leaking tank does not get better.
Related: a recent Langley water heater installation · residential plumbing services
Water Heater Replacement Questions
How much does it cost to replace a hot water tank in BC?
For a like-for-like replacement in the Lower Mainland, an electric tank is typically $1,800 to $2,800 installed and a gas tank $2,400 to $4,800 depending on venting. Tankless conversions run $4,800 to $7,500 because of the gas line, venting and condensate work.
How long does a water heater replacement take?
A like-for-like tank swap is usually done in half a day. A tankless conversion takes one to two days because of the new gas line and venting.
Do I need a permit to replace a water heater in BC?
Gas water heaters need a gas permit and inspection through Technical Safety BC. Many municipalities also require a plumbing permit. We pull the permits as part of the job.
Can you replace a water heater the same day?
Often yes for a standard 40 or 50 gallon tank, if we have the unit in stock and the call comes in early. Tankless conversions are scheduled.
What is the emergency cost if my tank is leaking right now?
Turn off the cold supply valve on top of the tank and the gas or breaker, then call. Our emergency plumber page explains what to expect, and the replacement itself is priced the same as a scheduled one.
Leaking right now? See our emergency plumber in Langley. Weighing tankless? Read whether tankless is worth it in the Lower Mainland, and for hydronic homes the boiler heating systems page.
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- Low Water Pressure In Your House: Causes And Fixes
- Sump Pump Maintenance And Why You Need A Battery Backup
- Backwater Valves: Why Lower Mainland Basements Need One
