Storage tank
$1,600–$2,400Typical cost, including installation
WATER HEATER REPLACEMENT IN ST. ANN
St. Ann Water Heater
Replacement
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See what replacement costs ↓ST. ANN AT A GLANCE
Replacing a water heater in St. Ann.
St. Ann issues its own building permits but sends plumbing, mechanical and electrical permits to St. Louis County. So a water heater replacement is a county no-plan permit, $47 in total, and county code requires an expansion tank with every new heater. St. Ann gets electricity from Ameren Missouri, gas from Spire and water from Missouri American Water.
- Permit to replace with the same type
- Yes · St. Louis County Department of Transportation and Public Works (Code Enforcement)
- Permit fee
- $47 is the total for replacing a home water heater, and the county's separate $47 processing fee doesn't apply (SLCRO Table 1100.200, as codified through February 2026). The county director can revise processing fees every July 31.
- Who gets the permit
- By county code, water heater replacement permits are issued only to licensed, bonded and insured master plumbers or master water heater replacement specialists. If you own a detached single-family home and live there, you can get a homeowner permit for one water heater as long as you do the work yourself.
- Electric utility
- Ameren Missouri
- Gas utility
- Spire
- Water
- Missouri American Water · Missouri American Water's 2025 report lists total hardness up to 164 ppm (range 82–164) from its Missouri River plants and up to 150 ppm (60–150) from its Meramec River plant, roughly 9–10 grains per gallon at the high end; the report does not map plants to neighborhoods.
- Rebate worth checking
- Missouri IRA Home Energy Rebates (HOMES and HEAR) (Not launched)
- Typical home
- Built 1957 (median) · 56% owner-occupied
- Companies found
- 2 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 St. Ann averages or guaranteed quotes.
Compare what each quote includes.Equipment · Labor · Permits · Old heater removalHow to compare quotes →
What we know about prices in St. Ann
- National installer’s published rangeThe ranges above. Home Depot ↗
- Local permit fee$47 is the total for replacing a home water heater, and the county's separate $47 processing fee doesn't apply (SLCRO Table 1100.200, as codified through February 2026). The county director can revise processing fees every July 31.. St. Louis County Department of Transportation and Public Works (Code Enforcement) 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 St. Ann average is shown.
What can change the price in St. Ann?
Plumbing work beyond swapping in the same type of water heater (new fixtures, changes to water lines) needs its own permit. County-licensed plumbers may also install gas piping in one- and two-family homes. Electrical work needs a separate electrical permit.
02 / COMPANIES WE FOUND
Who replaces water heaters in St. Ann?
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 St. Ann 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.
Order: companies based in St. Ann 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 ST. ANN
What St. Ann homes are like.
1957Median year built
87%Built before 1980
56%Owner-occupied
76%Heat with utility gas
73%Single-family homes
About 87% of homes were built before 1980. Older homes often have older venting, smaller closets and shutoff valves that should be checked before install day.
76% 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 St. Ann.
An expansion tank with every new heater
The county's plumbing code (its version of the Uniform Plumbing Code) calls for a listed thermal expansion tank on the cold water line within 10 feet of any new or replacement water heater. The tank needs a label showing the measured water pressure and its pre-charge, and there has to be an easy-to-reach shutoff valve within 10 feet.
SLCRO 1103.405 Amendments to UPC Chapter 5 (Water Heaters) ↗
City permits are only for building work
St. Ann's own home permit fees ($10 for the first $1,000 of construction value, $2 for each extra $1,000, plus $10 per inspection) apply to building work such as remodels and additions. Plumbing, mechanical and electrical permits go through St. Louis County. Since May 1, 2023, the county has also done St. Ann's home inspections when new occupants move in.
City of St. Ann FAQs ↗ · City of St. Ann Building Permit Application ↗
ENERGY & WATER
Who supplies St. Ann homes.
Energy
- Electric: Ameren Missouri (The city lists it under its old name, AmerenUE)
- Gas: Spire (The city still calls it Laclede Gas, its old name)
Water
Missouri American Water: Missouri American Water's 2025 report lists total hardness up to 164 ppm (range 82–164) from its Missouri River plants and up to 150 ppm (60–150) from its Meramec River plant, roughly 9–10 grains per gallon at the high end; the report does not map plants to neighborhoods.
City of St. Ann Helpful Links ↗ · Missouri American Water 2025 Annual Water Quality Report, St. Louis County / St. Charles County ↗
REBATES & CREDITS
Rebates for St. Ann homes.
For Ameren Missouri and Spire customers in St. Ann. 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 St. Ann.
Permits and who issues them
St. Ann handles its own building and zoning permits, but its building permit application says electrical, mechanical and plumbing permits come from St. Louis County. There, a new or replacement water heater up to 120 gallons is a 'No-Plan Plumbing Permit', applied for and paid online on the county's Accela portal, with an inspection afterward.
Plumbers and water heater replacement specialists are licensed by St. Louis County for the whole county. We didn't find a separate St. Ann plumbing contractor license.
St. Louis County Department of Transportation and Public Works (Code Enforcement) ↗ · City of St. Ann Building Permit Application (PDF) ↗ · St. Louis County No-Plan Plumbing Permits ↗ · SLCRO 1100.200 Plumbing Inspection and Permit Fees ↗ · SLCRO Chapter 1103 Plumbing Code (1103.P-040, P-126, P-130, P-148) ↗
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 St. Ann.
| City | Distance | Permit to replace | Fee | Electric |
|---|---|---|---|---|
| Overland | 2 mi | Check with city | $60 | Ameren Missouri |
| Bridgeton | 4 mi | Required | $47 | Ameren Missouri |
| Maryland Heights | 5 mi | Required | $50, | Ameren Missouri |
| Hazelwood | 5 mi | Required | $47 | Ameren Missouri |
| Ferguson | 5 mi | Required | — | Ameren Missouri |
| University City | 5 mi | Required | — | Ameren Missouri |
COMMON QUESTIONS
St. Ann water heater questions.
Does St. Ann issue water heater permits?
No. The city's building permit application says plumbing permits come from St. Louis County.
How much is the water heater permit?
St. Louis County lists $47 total to replace a home water heater, with no extra processing fee.
Can I replace my own water heater?
Possibly. The county offers a homeowner permit for one water heater when you own and live in a detached single-family home and you (or a family member who lives there) do the job. If not, the permit has to come from a county-licensed master plumber or master water heater replacement specialist.
More guides: Missouri water heater replacement · All local guides