Storage tank
$1,600–$2,400Typical cost, including installation
WATER HEATER REPLACEMENT IN OLD JAMESTOWN
Old Jamestown Water Heater
Replacement
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See what replacement costs ↓OLD JAMESTOWN AT A GLANCE
Replacing a water heater in Old Jamestown.
Old Jamestown is unincorporated, so St. Louis County issues the water heater permit: a $47 no-plan plumbing permit, with an expansion tank required on every replacement. Electricity in Old Jamestown comes from Ameren Missouri, gas from Spire, water from Missouri American Water. It's the far-north corner of the county, between the Missouri River and Coldwater Creek, where Phineas James advertised about 300 lots for 'James' Town' in 1819. Its cave-filled ground has kept much of it semi-rural, with scattered subdivisions of owner-occupied, gas-heated houses built from the 1970s through the 2000s.
Old Jamestown is an unincorporated community in St. Louis County, so county offices handle permits.
- Permit to replace with the same type
- Yes · St. Louis County Department of Transportation and Public Works (Code Enforcement) – unincorporated St. Louis County
- Permit fee
- $47 all in for a home water heater replacement; you won't pay the separate $47 processing fee (Sec. 1100.200, Ord. 29445, Nov. 5, 2025).
- Who gets the permit
- Permits to replace a water heater go only to St. Louis County-licensed master plumbers or master water heater replacement specialists who are also bonded and insured. An owner living in their detached single-family house, or an immediate family member who lives there, may get a homeowner permit for a single water heater, but has to do every bit of the work and may be asked to prove they can.
- Electric utility
- Ameren Missouri
- Gas utility
- Spire
- Water
- Missouri American Water (St. Louis County system) · Total hardness 82–164 ppm (about 5–10 gpg) from Missouri River plants and 60–150 ppm (about 3.5–9 gpg) from Meramec River plants, per Missouri American Water's 2025 report; which plant serves Old Jamestown is not stated
- Rebate worth checking
- Missouri IRA Home Energy Rebates (HOMES and HEAR) (Not launched)
- Typical home
- Built 1985 (median) · 87% owner-occupied
- Companies found
- 4 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 Old Jamestown averages or guaranteed quotes.
Compare what each quote includes.Equipment · Labor · Permits · Old heater removalHow to compare quotes →
What we know about prices in Old Jamestown
- National installer’s published rangeThe ranges above. Home Depot ↗
- Local permit fee$47 all in for a home water heater replacement; you won't pay the separate $47 processing fee (Sec. 1100.200, Ord. 29445, Nov. 5, 2025).. St. Louis County Department of Transportation and Public Works (Code Enforcement) – unincorporated St. Louis County fee source ↗
- Local company’s advertised priceNone of the local company websites we checked list a full installed price.
- Measured local dataNot collected yet, so no Old Jamestown average is shown.
What can change the price in Old Jamestown?
Water heaters larger than 120 gallons are billed as mechanical units ($47 each when no plan review is needed). Gas piping is covered by the county Mechanical Code, not the plumbing permit.
02 / COMPANIES WE FOUND
Who replaces water heaters in Old Jamestown?
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 →
Beis Plumbing
Lists Old Jamestown among the areas it serves. Based in 280 Vance Rd, Valley Park, MO 63088.
- Tank
- Tankless
- Repair
- Emergency service
What the reviews say
Water heater feedback Customers praised same-day water heater replacements, code updates explained clearly, careful cleanup and responsive office staff.
Worth knowing Reviewers alleged problems after water heater installs, including ceiling water damage from a misrouted line that the company would not repair, an incorrect installation that caused corrosion and leaking, and dismissive service-manager follow-up; no company responses were visible on these reviews.
6 water heater reviews read, checked September 30, 2026.
What the reviews say
Water heater feedback Reviewers praised kind, knowledgeable plumbers, a temporary fix that restored hot water until replacement, and pricing they considered fair.
Worth knowing No water heater complaints found in the sources checked.
2 water heater reviews read, checked September 30, 2026.
Superior Service
Lists Old Jamestown among the areas it serves. Based in 101 Stag Industrial Blvd., Lake Saint Louis, MO 63367 (second location: 17722 Chesterfield Airport Rd., Chesterfield, MO 63005).
- Tank
- Tankless
- Emergency service
What the reviews say
Water heater feedback Reviewers praised a well-done gas water heater installation and a technician who caught water heater corrosion during routine maintenance.
Worth knowing A 2025 BBB complaint alleged a water heater and drain-pan install that was never tested and later let water leak into a neighbor's unit, and that Superior charged a $100 visit fee and would not correct it; Superior responded that the work was permitted, passed inspection, excluded the existing drain system, and that the overflow came from equipment it never serviced (listed as Answered).
4 water heater reviews read, checked September 30, 2026.
Faszold Heating, Cooling, Plumbing & Electrical (Faszold Service Co.)
Lists Old Jamestown among the areas it serves. Based in 1613 East Terra Ln, O’Fallon, MO 63366.
- Tank
- Tankless
- Repair
- Emergency service
What the reviews say
We haven’t found reviews that mention this company’s water heater work yet.
Order: companies based in Old Jamestown 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) ↗.
See before-and-after replacement examples from independent companies →
HOMES IN OLD JAMESTOWN
What Old Jamestown homes are like.
1985Median year built
37%Built before 1980
87%Owner-occupied
81%Heat with utility gas
96%Single-family homes
The median home was built in 1985. A first or second replacement is common in homes this age.
81% 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 Old Jamestown.
Cave country along the Missouri River bluffs
The area runs from the Missouri River on the north to Coldwater Creek on the south, between Highway 367 and New Halls Ferry Road. Phineas James's 1819 ad even bragged about a cave under the public square carrying cold water. A 2023 local history says this cave-filled (karst) ground is why much of Old Jamestown still feels rural.
Greater North County Chamber – Old Jamestown (boundaries, Phineas James's 1819 notice) ↗ · Arcadia Publishing – Old Jamestown by Peggy Kruse (2023), book description ↗
Owner-occupied homes with gas heaters in the basement
Census estimates show about 90% of Old Jamestown homes are detached, about 87% are owner-occupied and about 81% heat with utility gas, and most were built between the 1970s and 2000s. In a St. Louis-area house that age, the water heater is usually a gas tank in the basement near the furnace. If the furnace has been replaced with one that vents out the side wall, the water heater may be left alone in a flue that's now too big. A plumber should check that when replacing the heater.
Ask: Does the heater still share a flue with the furnace, and is that flue sized correctly for it alone?
Census Reporter – Old Jamestown year-built, tenure and heating-fuel tables (ACS 2020–2024) ↗
Every replacement gets an expansion tank
St. Louis County's plumbing code requires a listed, correctly sized thermal expansion tank on the cold water line of every new or replacement water heater, within 10 feet of the heater and at least 18 inches from the cold inlet. A homeowner permit covers one water heater; only one can be open at a time, and it expires if work stops for six months.
The Jamestown Mall site is being rebuilt
Jamestown Mall opened nearby in 1973, closed on July 1, 2014 and began coming down in September 2023. The St. Louis County Port Authority owns the site, and plans include housing and senior living. New homes there will have builder-installed heaters under the same county permit rules.
Wikipedia – Jamestown Mall (opened 1973, closed 2014, demolished 2023–24) ↗ · KSDK – Jamestown Mall demolition begins (Sept. 2023) ↗
ENERGY & WATER
Who supplies Old Jamestown homes.
Energy
- Electric: Ameren Missouri (Serves the St. Louis area; we didn't check an address-level map)
- Gas: Spire (Spire's Eastern Missouri area; we didn't check an address-level map)
Water
Missouri American Water (St. Louis County system): Total hardness 82–164 ppm (about 5–10 gpg) from Missouri River plants and 60–150 ppm (about 3.5–9 gpg) from Meramec River plants, per Missouri American Water's 2025 report; which plant serves Old Jamestown is not stated
Missouri American Water 2025 Water Quality Report, St. Louis County / St. Charles County ↗
REBATES & CREDITS
Rebates for Old Jamestown homes.
For Ameren Missouri and Spire customers in Old Jamestown. 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 Old Jamestown.
Permits and who issues them
The county issues Old Jamestown's water heater permits. Any new or replacement heater up to 120 gallons is a No-Plan Plumbing Permit, which you get and pay for on the county's online Permitting Portal. No plans, no talking to staff; an inspector checks the work afterward.
Both plumbers and water heater replacement specialists need a St. Louis County license (master, or journeyman under a master), and nobody can advertise water heater replacement without it.
St. Louis County Department of Transportation and Public Works (Code Enforcement) – unincorporated St. Louis County ↗ · St. Louis County – No-Plan Plumbing Permits ↗ · St. Louis County Code Ch. 1100, Sec. 1100.200 Plumbing Inspection and Permit Fees (Ord. 29445, Nov. 5, 2025) ↗ · St. Louis County Plumbing Code, Ch. 1103 (UPC with county amendments) ↗
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 Old Jamestown.
| City | Distance | Permit to replace | Fee | Electric |
|---|---|---|---|---|
| Florissant | 3 mi | Required | $95 | Ameren Missouri |
| Spanish Lake | 5 mi | Required (county) | $47 | Ameren Missouri |
| Ferguson | 6 mi | Required | — | Ameren Missouri |
| Bellefontaine Neighbors | 6 mi | Required | $47 | Ameren Missouri |
| Hazelwood | 7 mi | Required | $47 | Ameren Missouri |
| Jennings | 8 mi | Required | — | Ameren Missouri |
COMMON QUESTIONS
Old Jamestown water heater questions.
Who issues water heater permits in Old Jamestown?
St. Louis County Transportation and Public Works, online as a No-Plan Plumbing Permit, because Old Jamestown has never become a city. Homes inside Florissant or other cities use their own city offices.
How much is the permit?
$47 to replace a home water heater under Ord. 29445 (November 5, 2025).
Where does Old Jamestown's water come from?
Missouri American Water's St. Louis County system. Its Missouri River plants reported 82 to 164 ppm of hardness in 2025, which is moderately hard, so a softener or regular flushing helps a new tank. The report doesn't say which plant serves Old Jamestown.
Missouri American Water 2025 Water Quality Report, St. Louis County / St. Charles County ↗
More guides: Missouri water heater replacement · All local guides