Storage tank
$1,600–$2,400Typical cost, including installation
WATER HEATER REPLACEMENT IN OVERLAND PARK
Overland Park Water Heater
Replacement
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See what replacement costs ↓OVERLAND PARK AT A GLANCE
Replacing a water heater in Overland Park.
Yes, Overland Park requires a permit to add or replace a water heater. Apply through the ePLACE portal. For a job under $5,000, the August 2025 schedule lists a $30 permit plus a $30 plan review fee. Installers need a Johnson County contractor license. Evergy supplies electricity, Kansas Gas Service and Atmos Energy both have rights to serve gas, and WaterOne water averages about 135 ppm hardness.
- Permit to replace with the same type
- Yes · City of Overland Park Planning and Development Services (Building Safety)
- Permit fee
- Small remodel or repair permits for work worth $1-$5,000 have a $30 flat building permit fee. The Development Approval and Permit Fees schedule (effective 08/01/2025) adds a $30 flat plan review fee, for $60 total. The city's Common Permit Fees web page lists only the $30 permit fee.
- Who gets the permit
- Contractors need an active Johnson County contractor license of the right type (plumbing falls under the Class DP Plumbing Contractor license) and must be listed as a permit holder in the county system. Homeowners acting as their own contractor don't need a license, but any subcontractor they hire does.
- Electric utility
- Evergy
- Gas utility
- Kansas Gas Service and Atmos Energy
- Water
- WaterOne (Water District No. 1 of Johnson County) · Total hardness averaged 135 ppm (range 110-157 ppm), about 7.9 grains per gallon, in the 2026 water quality report (2025 data). WaterOne softens with lime and soda ash but must leave some hardness for corrosion control.
- Rebate worth checking
- Kansas Home Rebates (IRA HEAR and HOMES) (Not launched)
- Typical home
- Built 1989 (median) · 61% owner-occupied
- Companies found
- 14 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 Overland Park averages or guaranteed quotes.
Compare what each quote includes.Equipment · Labor · Permits · Old heater removalHow to compare quotes →
What we know about prices in Overland Park
- National installer’s published rangeThe ranges above. Home Depot ↗
- Local permit feeSmall remodel or repair permits for work worth $1-$5,000 have a $30 flat building permit fee. The Development Approval and Permit Fees schedule (effective 08/01/2025) adds a $30 flat plan review fee, for $60 total. The city's Common Permit Fees web page lists only the $30 permit fee.. City of Overland Park Planning and Development Services (Building Safety) fee source ↗
- Local company’s advertised price3 of the companies listed for Overland Park 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 Overland Park average is shown.
What can change the price in Overland Park?
You need separate permits for new or extended gas lines (pressure tested at inspection), new or extended branch circuits, and new or replacement furnaces and air conditioners. The city warns that many new furnaces and water heaters use fan-assisted, high-efficiency venting, and the old vent may not work for them.
02 / COMPANIES WE FOUND
Who replaces water heaters in Overland Park?
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 →
Plumbline Plumbing
Lists Overland Park among the areas it serves. Based in Overland Park, KS 66212 (no street address shown).
- Tank
- Tankless
- Heat pump
- Repair
What the reviews say
We haven’t found reviews that mention this company’s water heater work yet.
A.B. May Heating, A/C, Plumbing & Electrical
Lists Overland Park 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 Overland Park 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 Overland Park 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 Overland Park 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 Overland Park 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 Overland Park 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 Overland Park 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 Overland Park 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 Overland Park 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.
Also listing Overland Park: Golden's Plumbing, Mr. Plumber Inc., Roto-Rooter Plumbing & Water Cleanup (Kansas City area / Olathe branch), Service Experts Kansas City.
Order: companies based in Overland Park 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 OVERLAND PARK
Photos of water heater jobs from these companies.
HOMES IN OVERLAND PARK
What Overland Park homes are like.
1989Median year built
34%Built before 1980
61%Owner-occupied
65%Heat with utility gas
65%Single-family homes
The median home was built in 1989. A first or second replacement is common in homes this age.
65% 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 Overland Park.
2024 code package
Overland Park checks home projects against the 2024 International codes.
Venting on high-efficiency units
Many new water heaters and furnaces vent their exhaust with a fan, and the city notes that your current vent may not be designed for the new unit.
HOA rules
The city reminds residents that homeowners associations may have their own rules for construction. Check with your HOA first.
ENERGY & WATER
Who supplies Overland Park homes.
Energy
- Electric: Evergy
- Gas: Kansas Gas Service (listed by the city)
- Gas: Atmos Energy (also allowed to serve Overland Park; the city doesn't map which areas each company serves)
Water
WaterOne (Water District No. 1 of Johnson County): Total hardness averaged 135 ppm (range 110-157 ppm), about 7.9 grains per gallon, in the 2026 water quality report (2025 data). WaterOne softens with lime and soda ash but must leave some hardness for corrosion control.
WaterOne 2026 Water Quality Report ↗ · WaterOne: Do I Have Hard Water? ↗
REBATES & CREDITS
Rebates for Overland Park homes.
For Evergy, Kansas Gas Service and Atmos Energy customers in Overland Park. 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 Overland Park.
Permits and who issues them
Overland Park says you need a permit to add or replace a water heater. Apply and pay on the city's ePLACE online portal (help: 913-895-6220 or permitservices@opkansas.gov). The city does the inspection.
To get a building permit in Overland Park, a contractor needs an active Johnson County contractor license. Johnson County Contractor Licensing (913-715-2233) issues the Class DP plumbing license.
City of Overland Park Planning and Development Services (Building Safety) ↗ · Overland Park Permits, Licenses and Inspections ↗ · Overland Park Common Permit Fees ↗ · Overland Park Development Approval and Permit Fees (effective 08/01/2025) ↗ · Johnson County Contractor Licensing license types ↗
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 Overland Park.
| City | Distance | Permit to replace | Fee | Electric |
|---|---|---|---|---|
| Leawood | 4 mi | Required | — | Evergy |
| Olathe | 7 mi | Required | $50 | Evergy |
| Prairie Village | 7 mi | Required | By job value (from $22) | Evergy |
| Lenexa | 8 mi | Required | By job value (from $30) | Evergy |
| Merriam | 9 mi | Required | By job value (from $23.50) | Evergy |
| Shawnee | 11 mi | Required | By job value (from $20) | Evergy |
COMMON QUESTIONS
Overland Park water heater questions.
Do I need a permit to replace a water heater in Overland Park?
Yes. The city requires a permit to add or replace a water heater. Apply through ePLACE.
How much is the permit?
For work worth up to $5,000, the fee schedule effective August 1, 2025 lists a $30 permit fee plus a $30 plan review fee, $60 total.
Can I do it myself?
Yes. Homeowners acting as the contractor on their own home don't need a license. Any subcontractor you hire needs an active Johnson County contractor license.
More guides: Kansas water heater replacement · All local guides