Storage tank
$1,600–$2,400Typical cost, including installation
WATER HEATER REPLACEMENT IN OVERLAND
Overland Water Heater
Replacement
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See what replacement costs ↓OVERLAND AT A GLANCE
Replacing a water heater in Overland.
Overland issues its own plumbing permits instead of using St. Louis County, with a $60 minimum fee for jobs needing one inspection, set in its 2019 plumbing code changes. Only plumbers with both a county license and a yearly Overland license can do the work, because the city removed the county's homeowner permit option. Overland homes rely on Ameren Missouri for power, Spire for gas and Missouri American Water for water.
- Permit to replace with the same type
- Check with the city · City of Overland Department of Community Development
- Permit fee
- At least $60 total for a plumbing permit with one inspection when no plan review is needed ($140 with two inspections and plan review). Extra inspections are $40 each (city code §500.080, Ord. 2019-16, effective Jan. 1, 2020).
- Who gets the permit
- A plumber licensed by St. Louis County who also has a yearly Overland master or employing plumber license. Overland removed the county's homeowner permit section, so homeowners can't pull their own plumbing permits.
- Electric utility
- Ameren Missouri
- Gas utility
- Spire
- Water
- Missouri American Water · Total hardness 82–164 ppm (about 5–10 gpg) from Missouri American's Missouri River plants and 60–150 ppm (about 3.5–9 gpg) from its Meramec River plant, per the 2025 report; the report does not say which plant serves which neighborhood.
- Rebate worth checking
- Missouri IRA Home Energy Rebates (HOMES and HEAR) (Not launched)
- Typical home
- Built 1955 (median) · 63% 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 Overland 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
- National installer’s published rangeThe ranges above. Home Depot ↗
- Local permit feeAt least $60 total for a plumbing permit with one inspection when no plan review is needed ($140 with two inspections and plan review). Extra inspections are $40 each (city code §500.080, Ord. 2019-16, effective Jan. 1, 2020).. City of Overland Department of Community Development 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 Overland average is shown.
What can change the price in Overland?
Overland uses the St. Louis County Mechanical Code for mechanical work and the 2014 National Electrical Code, so gas or new-circuit work falls under those codes. No city page lists triggers specific to water heaters.
02 / COMPANIES WE FOUND
Who replaces water heaters in Overland?
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 Overland 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 Overland 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.
Roto-Rooter Plumbing & Water Cleanup (St. Louis)
Lists Overland among the areas it serves. Based in 2671 Washington Ave, St Louis, MO 63103 (local branch of national company).
- Tank
- Tankless
- Heat pump
- 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 Overland 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 OVERLAND
What Overland homes are like.
1955Median year built
91%Built before 1980
63%Owner-occupied
83%Heat with utility gas
88%Single-family homes
About 91% of homes were built before 1980. Older homes often have older venting, smaller closets and shutoff valves that should be checked before install day.
83% 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.
No homeowner plumbing permits
Overland's plumbing code changes remove the St. Louis County homeowner permit section and put nothing in its place, so a licensed plumber must do the work.
Overland Code §500.080 Plumbing Code — Adoption, Amendments (Ord. 2019-16) ↗
Two plumbing licenses
Plumbers working in Overland need both a St. Louis County license and a $50 yearly city license, plus $1 million in insurance on file with the city.
Overland Code §500.080 Plumbing Code — Adoption, Amendments (Ord. 2019-16) ↗ · Overland – Application for Master Plumber/Drainlayer License (rev. June 2024) ↗
Senior utility tax rebate
Residents 62 and older (or on certain disability benefits) can apply from January 1 to April 30 for a refund of city utility taxes paid on electric, gas, water and phone bills. It's a tax refund, not a rebate on equipment.
ENERGY & WATER
Who supplies Overland homes.
Energy
- Electric: Ameren Missouri
- Gas: Spire (The city's list still uses the old name, Laclede Gas)
Overland – Utility Service Providers ↗ · Missouri PSC Utility Locator ↗
Water
Missouri American Water: Total hardness 82–164 ppm (about 5–10 gpg) from Missouri American's Missouri River plants and 60–150 ppm (about 3.5–9 gpg) from its Meramec River plant, per the 2025 report; the report does not say which plant serves which neighborhood.
Overland – Utility Service Providers ↗ · Missouri American Water 2025 Water Quality Report, St. Louis County / St. Charles County ↗
REBATES & CREDITS
Rebates for Overland homes.
For Ameren Missouri and Spire customers in Overland. 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 Overland.
Permits and who issues them
Overland has its own plumbing code (St. Louis County's 2015 UPC with city changes, effective January 1, 2020), and Community Development issues plumbing permits. The city code sets plumbing permit fees but doesn't mention water heaters by name, and no plumbing permit application is posted online.
Plumbers need an Overland master plumber license ($50 a year), proof of a St. Louis County license and a $1 million insurance certificate, and must register their business address with the city.
City of Overland Department of Community Development ↗ · Overland Code §500.080 Plumbing Code — Adoption, Amendments (Ord. 2019-16) ↗ · Overland – Application for Master Plumber/Drainlayer License (rev. June 2024) ↗ · Overland – Construction Codes ↗ · Overland – Permit Forms and Licenses ↗
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 Overland.
| City | Distance | Permit to replace | Fee | Electric |
|---|---|---|---|---|
| St. Ann | 2 mi | Required | $47 | Ameren Missouri |
| University City | 3 mi | Required | — | Ameren Missouri |
| Clayton | 4 mi | Required | $35 | Ameren Missouri |
| Creve Coeur | 5 mi | Required | $47 | Ameren Missouri |
| Ferguson | 5 mi | Required | — | Ameren Missouri |
| Maryland Heights | 6 mi | Required | $50, | Ameren Missouri |
COMMON QUESTIONS
Overland water heater questions.
Can I replace my own water heater in Overland?
No. Overland's code removes the county homeowner plumbing permit, so the work must be done by a plumber licensed by both St. Louis County and the city.
Overland Code §500.080 Plumbing Code — Adoption, Amendments (Ord. 2019-16) ↗
How much is a plumbing permit in Overland?
The city code sets a minimum total fee of $60 with one inspection when no plan review is needed. Extra inspections are $40.
Overland Code §500.080 Plumbing Code — Adoption, Amendments (Ord. 2019-16) ↗
Who supplies utilities in Overland?
Ameren Missouri (electric), Spire (gas, listed by the city as Laclede Gas) and Missouri American Water.
More guides: Missouri water heater replacement · All local guides