Storage tank
$1,600–$2,400Typical cost, including installation
WATER HEATER REPLACEMENT IN LEE'S SUMMIT
Lee's Summit Water Heater
Replacement
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See what replacement costs ↓LEE'S SUMMIT AT A GLANCE
Replacing a water heater in Lee's Summit.
In Lee's Summit, small repair and replacement jobs use a 'Repair, Replace, Upgrade' permit from Development Services. Under the July 2026 fee schedule it costs 0.70% of the job's value, with a $52 minimum. Every contractor needs a city contractor's business license. For Lee's Summit, electricity is Evergy and gas is Spire. Water is bought from Kansas City and Independence, with total hardness listed at 123 as CaCO3. Projects submitted on or after October 1, 2026 follow the 2024 I-Codes.
- Permit to replace with the same type
- Check with the city · City of Lee's Summit Development Services
- Permit fee
- No separate water heater fee. 'Repair/replace/upgrade' permits cost 0.70% of the job's construction value, with a $52 minimum (schedule effective July 1, 2026).
- Who gets the permit
- A licensed contractor, or, where allowed, a homeowner for their primary home.
- Electric utility
- Evergy
- Gas utility
- Spire
- Water
- Lee's Summit Water Utilities (distributes water purchased from Kansas City and Independence) · Total hardness listed as 123 (as CaCO3, sampled 2024; the table does not label the unit, but neighboring Blue Springs reports the same Independence figure as 123 mg/L) in the optional monitoring table of the 2026 Water Quality Report.
- Rebate worth checking
- Missouri IRA Home Energy Rebates (HOMES and HEAR) (Not launched)
- Typical home
- Built 1994 (median) · 73% 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 Lee's Summit averages or guaranteed quotes.
Compare what each quote includes.Equipment · Labor · Permits · Old heater removalHow to compare quotes →
What we know about prices in Lee's Summit
- National installer’s published rangeThe ranges above. Home Depot ↗
- Local permit feeNo separate water heater fee. 'Repair/replace/upgrade' permits cost 0.70% of the job's construction value, with a $52 minimum (schedule effective July 1, 2026).. City of Lee's Summit Development Services fee source ↗
- Local company’s advertised price4 of the companies listed for Lee's Summit post water heater prices or specials on their websites: Anthony Plumbing, Heating, Cooling & Electric, KC Water Heaters, Mr. Rooter Plumbing of Kansas City, Service Experts Kansas City. Each offer has its own conditions.
- Measured local dataNot collected yet, so no Lee's Summit average is shown.
What can change the price in Lee's Summit?
The city's list of other permits covers electrical service, water line and sewer line repair or replacement, and replacing a whole HVAC system. Work in the public right-of-way needs a separate Public Works permit.
02 / COMPANIES WE FOUND
Who replaces water heaters in Lee's Summit?
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 Lee's Summit 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 Lee's Summit 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 Lee's Summit 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 Lee's Summit 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 Lee's Summit 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 Lee's Summit 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 Lee's Summit 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 Lee's Summit 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 Lee's Summit 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 Lee's Summit 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 Lee's Summit: Mr. Plumber Inc., Mr. Rooter Plumbing of Kansas City, Service Experts Kansas City.
Order: companies based in Lee's Summit 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. Missouri has no statewide plumbing license (check your city or county) ↗.
FROM COMPANIES SERVING LEE'S SUMMIT
Photos of water heater jobs from these companies.
HOMES IN LEE'S SUMMIT
What Lee's Summit homes are like.
1994Median year built
25%Built before 1980
73%Owner-occupied
72%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.
72% 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 Lee's Summit.
2024 codes start October 1, 2026
Lee's Summit adopted the 2024 International Plumbing, Mechanical, Fuel Gas and Residential codes and the 2023 National Electrical Code, starting October 1, 2026. Projects submitted before then are permitted under the 2018 I-Codes and 2017 NEC.
Basement finish plans must show the water heater
For basement finishes and remodels, the city asks for a floor plan that shows where the furnace and water heater are and how they get combustion air.
ENERGY & WATER
Who supplies Lee's Summit homes.
Energy
- Electric: Evergy (Evergy (Missouri Metro, formerly KCP&L) is the main power company for the Kansas City area; we haven't found a city or rate page naming Lee's Summit)
- Gas: Spire (Lee's Summit is on Spire Missouri West's list of communities served)
Spire Missouri West tariff, Index of Communities Served (Sheet 19.1) via MO PSC EFIS ↗
Water
Lee's Summit Water Utilities (distributes water purchased from Kansas City and Independence): Total hardness listed as 123 (as CaCO3, sampled 2024; the table does not label the unit, but neighboring Blue Springs reports the same Independence figure as 123 mg/L) in the optional monitoring table of the 2026 Water Quality Report.
Lee's Summit Water Quality ↗ · Lee's Summit 2026 Water Quality Report ↗ · Blue Springs 2025 CCR (Independence hardness 123 mg/L) ↗
REBATES & CREDITS
Rebates for Lee's Summit homes.
For Evergy and Spire customers in Lee's Summit. Ask installers for the price before rebates, then check with the program that you qualify.
- Missouri IRA Home Energy Rebates (HOMES and HEAR) ↗Not launchedMissouri expects about $76 million for HOMES and $75 million for electrification and appliance rebates.
- Federal Energy Efficient Home Improvement Credit (25C) ↗EndedCovered improvements made through December 31, 2025.
Checked September 30, 2026. Who qualifies and the conditions: Missouri rebates · How to check an incentive.
PERMITS & LICENSING
Permits and licenses in Lee's Summit.
Permits and who issues them
Lee's Summit says most building, remodeling, repair and installation projects need a building permit. For work without plans, apply on the CityView Online Portal (the 'Repair, Replace, Upgrade' permit) or email a Scope of Work Statement (the city's form describing the job) to devtech@cityofls.net. The city's permit pages list HVAC system replacement and water, sewer and electrical service replacement, but don't name water heaters.
Yes. Every contractor needs an active Lee's Summit contractor's business license before pulling permits or working in the city. That takes proof of master's certification (ICC, Prometric or Johnson County testing), $300,000 in liability insurance, and 8 hours of continuing education a year to renew. The business license is $55, plus a $35 contractor license fee.
City of Lee's Summit Development Services ↗ · Lee's Summit Building Permits ↗ · Lee's Summit Building Permits - Miscellaneous ↗ · Lee's Summit Development Services Fees ↗ · Lee's Summit Business and Contractor Licensing ↗ · Lee's Summit Scope of Work Statement ↗
Check the installer’s license
Ask for the license number and search it yourself on the Missouri has no statewide plumbing license (check your city or county) ↗. A listing on Ember & Tank is not a license check. Missouri licensing explained →
NEARBY CITIES
Compare places near Lee's Summit.
| City | Distance | Permit to replace | Fee | Electric |
|---|---|---|---|---|
| Raytown | 6 mi | Check with city | By job value (from $25) | Evergy |
| Grandview | 8 mi | Required | $50 | Evergy |
| Blue Springs | 9 mi | Required | By job value (from $31.73) | Evergy |
| Raymore | 9 mi | Required | $45 | Evergy |
| Belton | 11 mi | Required | By job value (from $42) | Evergy |
| Grain Valley | 11 mi | Required | — | Evergy |
COMMON QUESTIONS
Lee's Summit water heater questions.
What does a replacement permit cost in Lee's Summit?
The city's 'Repair/replace/upgrade' permit is 0.70% of the job's construction value, with a $52 minimum as of July 1, 2026. The fee schedule doesn't list a separate water heater fee.
Does my plumber need a Lee's Summit license?
Yes. Every contractor needs an active Lee's Summit contractor's business license, backed by master's certification, before getting permits or doing construction work in the city.
Which code edition applies to my water heater job?
Projects submitted before October 1, 2026 follow the 2018 I-Codes. On or after that date, the 2024 I-Codes and 2023 NEC apply.
More guides: Missouri water heater replacement · All local guides