Storage tank
$1,600–$2,400Typical cost, including installation
WATER HEATER REPLACEMENT IN OLATHE
Olathe Water Heater
Replacement
Take a photo of your old water heater to start a replacement quote.
Get a water heater quotePhotos optional. No payment or booking.
See what replacement costs ↓OLATHE AT A GLANCE
Replacing a water heater in Olathe.
Yes, Olathe requires a permit for a water heater. Under the 2026 fee schedule, a residential trade permit is $50 for jobs up to $10,000. If you own and live in the home, you can be your own contractor with a Homeowner Affidavit. The city's own Kansas River well water measured 150 mg/L hardness; some addresses get WaterOne water instead.
- Permit to replace with the same type
- Yes · City of Olathe Building Codes Division
- Permit fee
- Residential plumbing trade permit: $50 for the first $10,000 of project cost, plus 0.5% of the cost above $10,000 (2026 Construction Fee Schedule).
- Who gets the permit
- Each permit must list a Johnson County-licensed contractor. An owner who lives in the single-family home as their main residence can act as the contractor by filing a Homeowner Affidavit. Landlords, flippers and investors must use licensed contractors.
- Electric utility
- Evergy
- Water
- City of Olathe (Kansas River alluvial wells, lime-softened) for most of the city; WaterOne serves some properties · City of Olathe: total hardness 150 mg/L (about 8.8 grains per gallon), sampled 5/6/2024, in the 2025 Water Quality Report. WaterOne areas: about 135 ppm average in its 2026 report.
- Rebate worth checking
- Kansas Home Rebates (IRA HEAR and HOMES) (Not launched)
- Typical home
- Built 1994 (median) · 75% owner-occupied
- Companies found
- 13 that advertise water heater work
01 / TYPICAL PRICES
What a new water heater costs.
Know before you call.
Heat-pump tank
$2,500–$5,000Typical cost, including installation
Tankless
$2,400–$5,400Typical cost, including installation
AI equipment illustrations; models vary and images are not to scale. Typical national prices from Home Depot ↗, checked September 28, 2026. The source doesn’t say how many jobs the ranges are based on. These are not Olathe averages or guaranteed quotes.
Compare what each quote includes.Equipment · Labor · Permits · Old heater removalHow to compare quotes →
What we know about prices in Olathe
- National installer’s published rangeThe ranges above. Home Depot ↗
- Local permit feeResidential plumbing trade permit: $50 for the first $10,000 of project cost, plus 0.5% of the cost above $10,000 (2026 Construction Fee Schedule).. City of Olathe Building Codes Division fee source ↗
- Local company’s advertised price3 of the companies listed for Olathe post water heater prices or specials on their websites: Anthony Plumbing, Heating, Cooling & Electric, KC Water Heaters, Service Experts Kansas City. Each offer has its own conditions.
- Measured local dataNot collected yet, so no Olathe average is shown.
What can change the price in Olathe?
Furnaces need permits too. Installing or replacing a standalone backflow device needs a separate Cross Connection/Backflow permit ($50), and removing one needs a trade permit.
02 / COMPANIES WE FOUND
Who replaces water heaters in Olathe?
Companies that advertise water heater replacement here, with what their water heater customers say.
Companies we found in our research. They are not Ember & Tank providers or partners. We show selected reviews, not a rating or every review. How we choose reviews →
A.B. May Heating, A/C, Plumbing & Electrical
Lists Olathe among the areas it serves. Based in 7100 E 50th Street, Kansas City, MO 64129 (second office: 13839 S. Murlen Road, Unit H, Olathe, KS 66062).
- Tank
- Tankless
- Heat pump
- Repair
- Emergency service
What the reviews say
Water heater feedback Customers praised specific plumbers for efficient, clean water heater and tankless installs and for explaining the equipment and shutoffs.
Worth knowing BBB reviewers alleged high charges for relighting pilot lights and for member water heater replacements, and one 2026 BBB complaint said a member quote came to about $5,045 before credits for a 40-gallon replacement; A.B.
6 water heater reviews read, checked September 30, 2026.
Anthony Plumbing, Heating, Cooling & Electric
Lists Olathe among the areas it serves. Based in 15203 W 99th St, Lenexa, KS 66219 (main office; second office at 7667 NW Prairie View Rd #200, Kansas City, MO 64151).
- Tank
- Tankless
- Repair
- Emergency service
Published price:
What the reviews say
Water heater feedback Customers praised the company for sticking with a tankless water heater problem under warranty and for prompt, courteous technicians.
Worth knowing Yelp reviewers alleged high charges, including about $400 for each of two visits to repair one water heater and a replacement pitch when a pilot only needed cleaning.
5 water heater reviews read, checked September 30, 2026.
Benjamin Franklin Plumbing of Kansas City
Lists Olathe among the areas it serves. Based in 712 SW 6th St, Lee's Summit, MO 64081.
- Tank
- Tankless
- Heat pump
- Repair
- Emergency service
What the reviews say
Water heater feedback No water-heater-specific praise was found in the sources checked.
Worth knowing Yelp reviewers alleged a leaking new water heater that cost $3,000, a loose drain after a coupon flush, and upselling on healthy water heaters; the company replied to the flush complaint, saying it would have come back to tighten the drain.
3 water heater reviews read, checked September 30, 2026.
Dragonfly Heating, Cooling & Plumbing
Lists Olathe among the areas it serves. Based in 3004 US-40, Suite C, Blue Springs, MO 64015 (second shop: 6500 W 110th St, Suite 101, Overland Park, KS 66211).
- Tank
- Tankless
- Repair
What the reviews say
Water heater feedback Testimonials praised quick estimates before work, prompt scheduling, and a technician who pursued a manufacturer warranty claim on his own time.
Worth knowing No water heater complaints found in the sources checked.
3 water heater reviews read, checked September 30, 2026.
Hamilton Plumbing, Heating, A/C & Rooter
Lists Olathe among the areas it serves. Based in 8155 Lenexa Dr, Overland Park, KS 66214.
- Tank
- Tankless
- Heat pump
- Repair
What the reviews say
Water heater feedback Customers praised a meticulous, polite plumber, same-day consultation and installation, and a quick emergency response to a leaking water heater.
Worth knowing No water heater complaints found in the sources checked.
3 water heater reviews read, checked September 30, 2026.
KC Water Heaters
Lists Olathe among the areas it serves. Based in Kansas City, KS 66106 (city/ZIP per Houzz profile; no street address on company site).
- Tank
- Tankless
- Repair
Published price:
What the reviews say
Water heater feedback The one reviewer praised the owner as knowledgeable and fair, and a fast, easy water heater install with no sales pitch.
Worth knowing No water heater complaints found in the sources checked.
1 water heater review read, checked September 30, 2026.
Lutz Plumbing, Inc.
Lists Olathe among the areas it serves. Based in 21961 W 83rd St, Shawnee, KS 66227.
- Tank
- Tankless
- Heat pump
- Repair
- Emergency service
What the reviews say
Water heater feedback No water-heater-specific praise was found in the sources checked.
Worth knowing A 2025 BBB complaint alleged that a tankless water heater install had an undersized exhaust, an indoor intake and a copper condensate line contrary to the manual; Lutz replied that it was not called to inspect, would correct any error it made, noted the heater was customer-supplied, and offered to send someone out (listed as Answered).
1 water heater review read, checked September 30, 2026.
Snake 'n' Rooter Plumbing Company
Lists Olathe among the areas it serves. Based in 3370 NE Ralph Powell Rd, Lee's Summit, MO 64064.
- Tank
- Tankless
- Repair
- Emergency service
What the reviews say
Water heater feedback The one testimonial praised a technician who explained everything and stayed professional and upbeat through a long, complicated replacement.
Worth knowing No water heater complaints found in the sources checked; the testimonial itself describes a replacement that took almost 7 hours because the first heater was too big and the right fittings had to be fetched.
1 water heater review read, checked September 30, 2026.
Summit Heating, Cooling & Plumbing
Lists Olathe among the areas it serves. Based in 1455 Iron St., North Kansas City, MO 64116 (second office: 7331 W 80th St Suite B, Overland Park, KS 66204).
- Tank
- Tankless
- Repair
- Emergency service
What the reviews say
Water heater feedback The one reviewer called the company very professional for a tankless water heater, furnace and AC installation.
Worth knowing No water heater complaints found in the sources checked; the reviewer said the job cost a lot.
1 water heater review read, checked September 30, 2026.
Golden's Plumbing
Lists Olathe among the areas it serves. Based in 17201 E US Hwy 40 Suite 203, Independence, MO 64055.
What the reviews say
We haven’t found reviews that mention this company’s water heater work yet.
Also listing Olathe: Mr. Plumber Inc., Roto-Rooter Plumbing & Water Cleanup (Kansas City area / Olathe branch), Service Experts Kansas City.
Order: companies based in Olathe first, then companies whose water heater reviews we’ve read. Each group is alphabetical. These businesses are not our employees or vetted partners and do not receive requests from Ember & Tank. We haven’t checked their license, insurance or quality of work. Johnson County contractor license search (Kansas licensing is local) ↗.
FROM COMPANIES SERVING OLATHE
Photos of water heater jobs from these companies.
HOMES IN OLATHE
What Olathe homes are like.
1994Median year built
25%Built before 1980
75%Owner-occupied
70%Heat with utility gas
81%Single-family homes
The median home was built in 1994. A first or second replacement is common in homes this age.
70% of homes heat with utility gas, so gas water heaters with existing venting are common here.
U.S. Census Bureau, American Community Survey ACS 2024 5-year ↗ (2020-2024). Heating fuel is what homes use to heat the house. It often, but not always, matches the water heater’s fuel.
LOCAL CONDITIONS
What’s different in Olathe.
Two water providers
The City of Olathe treats water for part of the city, and WaterOne serves the rest. To see which one serves your address, use the Johnson County Location Services tool.
Black specks and water heater hoses
Olathe's water FAQ says oily black specks usually come from a rubber hose breaking down from chlorine, most often the hose to the water heater. Replace it with a lined hose or copper to fix it.
Code editions
Olathe uses the 2018 International Plumbing, Mechanical, Fuel Gas and Energy Conservation codes (adopted September 1, 2019). It adopted a change to its 2018 IRC on June 23, 2026.
ENERGY & WATER
Who supplies Olathe homes.
Energy
- Electric: Evergy (the city's water report says Evergy powers the Olathe water plant; check your provider with the Johnson County Location Services tool)
Olathe Local Utilities ↗ · Olathe 2025 Water Quality Report ↗
Water
City of Olathe (Kansas River alluvial wells, lime-softened) for most of the city; WaterOne serves some properties: City of Olathe: total hardness 150 mg/L (about 8.8 grains per gallon), sampled 5/6/2024, in the 2025 Water Quality Report. WaterOne areas: about 135 ppm average in its 2026 report.
Olathe 2025 Water Quality Report ↗ · Olathe Water ↗ · WaterOne 2026 Water Quality Report ↗
REBATES & CREDITS
Rebates for Olathe homes.
For Evergy customers in Olathe. Ask installers for the price before rebates, then check with the program that you qualify.
- Kansas Home Rebates (IRA HEAR and HOMES) ↗Not launchedKansas was allocated $52.6 million for electrification and appliance rebates and $52.9 million for home efficiency rebates.
- Federal Energy Efficient Home Improvement Credit (25C) ↗EndedCovered improvements made through December 31, 2025.
Checked September 30, 2026. Who qualifies and the conditions: Kansas rebates · How to check an incentive.
PERMITS & LICENSING
Permits and licenses in Olathe.
Permits and who issues them
Olathe's permit guide lists water heaters as a project that needs a permit. File plumbing work as a Mechanical, Electrical or Plumbing (MEP) permit on the city's online Customer Self-Service portal. You pay fees and schedule inspections there too.
Contractors must be checked and active with Johnson County Contractor Licensing, and each person's name goes on the permit.
City of Olathe Building Codes Division ↗ · Olathe Building Permit Application Guide ↗ · Olathe 2026 Construction Fee Schedule ↗ · Olathe Permits & Licenses ↗ · Olathe Building Codes FAQ (Homeowner Affidavit) ↗
Check the installer’s license
Ask for the license number and search it yourself on the Johnson County contractor license search (Kansas licensing is local) ↗. A listing on Ember & Tank is not a license check. Kansas licensing explained →
NEARBY CITIES
Compare places near Olathe.
| City | Distance | Permit to replace | Fee | Electric |
|---|---|---|---|---|
| Lenexa | 6 mi | Required | By job value (from $30) | Evergy |
| Overland Park | 7 mi | Required | $1 | Evergy |
| Gardner | 7 mi | Check with city | $50 | City of Gardner Electric Utility |
| Shawnee | 9 mi | Required | By job value (from $20) | Evergy |
| Leawood | 11 mi | Required | — | Evergy |
| Merriam | 12 mi | Required | By job value (from $23.50) | Evergy |
COMMON QUESTIONS
Olathe water heater questions.
How much is a water heater permit in Olathe?
$50 for the first $10,000 of project cost, plus 0.5% of anything above that, for a residential trade permit (2026 Construction Fee Schedule).
Can a homeowner pull the permit?
Yes, if you own the single-family home and it's your main residence. File a Homeowner Affidavit. If not, the permit must list a Johnson County-licensed contractor.
Who supplies my water?
The city's own plant serves most of Olathe, and WaterOne serves some properties. The Johnson County Location Services tool shows which one serves your address.
More guides: Kansas water heater replacement · All local guides