Water heaters · Kelowna & area
Water heater repair & replacement in Kelowna
Water heater and hot water tank repair and replacement, gas or electric. In most cases we come out and diagnose the problem first, tell you honestly whether it is worth repairing, and if it needs replacing, install the right unit for your house, installed to code, with help on rebates.
Anderson Plumbing and Gas Fitting · owner-operated · last updated
Gas contractor licensed with Technical Safety BC (LGA0212697)
Quick answer
For water heater or hot water tank repair and replacement in Kelowna, call Anderson Plumbing and Gas Fitting at (250) 859-3548. We diagnose on site, then repair it or replace it with the right unit, which we supply, sized to your household. Gas tanks and tankless units are installed under a gas permit by a gas contractor licensed with Technical Safety BC (LGA0212697).
The tank is the easy part. What decides how long a water heater lasts and what it costs to run is everything around it: the size, the type, how it's vented, whether the gas line can feed it, and what your water does to it over time.
So in most cases we come out and look before we quote. Not sure what you need? Just call and we'll help you decide. On site we find what actually failed, whether a repair makes sense, and if it needs replacing, we check the things a phone call can't: the venting, the gas line, the space, the shut-offs and the condition of the water. We also ask how many people are in the house and how many showers run at once. Then we tell you what we'd put in, and why, and give you a fair, upfront price before any work starts.
If your tank is getting old but still working, call before it fails. Replacing on your schedule is cheaper than an emergency, and some rebates only pay out when you replace a unit that's still running.
Dealing with this right now? No hot water: is it worth repairing or replacing?
Parts of a gas tank water heater
- 1Cold in and dip tube. Cold water enters at the top and the dip tube carries it down to the bottom of the tank, next to the burner.
- 2Burner. Sits under the tank and heats the water from below.
- 3Gas valve and thermostat. Sets the water temperature and shuts the gas off if the pilot or flame goes out.
- 4Flue and vent. Exhaust rises up the flue through the middle of the tank and out the vent. A poor draft is a safety problem, not just an efficiency one.
- 5Hot out. Hot water rises and leaves from the top of the tank to your taps.
- 6Anode rod. A sacrificial metal rod that corrodes so the steel tank does not. Replacing a worn one can add years to a tank.
- 7Relief valve (T&P). Opens if temperature or pressure gets too high. Its pipe runs down toward the floor and must never be capped.
- 8Drain valve and sediment. Minerals settle on the bottom. Rumbling or popping is the usual sign; a flush clears it.
Illustration for explanation, not a photo of a specific job. Layout varies by model and home.
Services covered
On-site diagnosis first
In most cases we come out and find the cause before quoting: a failed element, thermostat, gas valve or igniter is often repairable; a leaking tank is not. You get an honest repair-or-replace answer and a price before we start.
Water heater replacement
Water heater installation for gas or electric tanks we supply, with new shut-offs and connectors. Gas hot water tank installation is done under a gas permit with the venting checked before the tank is fired, including power vent water heater installation where a straight chimney vent is not an option; electric wiring is done by an electrician where required.
Tankless installs
Endless hot water and more floor space, but only if your gas line, venting and water can support it. We check all three before we recommend one.
Tankless water heatersHeat pump water heater installation
They work well in the right spot and poorly in the wrong one. We check the room size and temperature, airflow, condensate drain and electrical supply first, and tell you whether your home suits one. Any new circuit is done by an electrician.
Water heater repair and maintenance
Pilots, gas valves, elements and thermostats repaired, water heater anode rod replacement, a water heater flush to clear sediment, and tankless descaling. If a repair makes more sense than a new unit, that's what we'll tell you.
Signs your water heater is on its way out
- Hot water runs out sooner than it used to
- Rusty or discoloured hot water
- Popping or rumbling from the tank (sediment)
- Moisture or rust around the base or fittings
- The tank is past 10 to 12 years old
How to pick the right water heater
Here's what we look at on every replacement. It's the same advice whether you hire us or not.
Size it to your peak hour
Tank size matters less than first-hour rating: how much hot water it can deliver in your busiest hour. Two back-to-back showers and a dishwasher is a different tank than one person. Too small runs cold; too big wastes energy keeping water hot all day.
Know your water
Hardness varies by water utility around here, and your utility's water quality report lists it. Scale builds up in tanks and clogs tankless heat exchangers, so on harder water we fit a tankless with isolation valves for descaling, and talk about a softener if it's worth it.
Tank or tankless?
Tankless doesn't run out the way a tank does if it's sized for your peak use, but it costs more up front, often needs a bigger gas line and new venting, and needs yearly descaling. Our tankless page walks through the full comparison.
Venting and gas supply
Switching types usually means changing the vent. Older atmospheric tanks on a shared chimney can backdraft when the furnace changes. A tankless can need far more gas than the line was sized for. These are the details that cause problems later if they get skipped.
Don't skip the small parts
An expansion tank where the system needs one, a pressure-reducing valve if your street pressure is high, a properly piped relief valve, and a drain pan where a leak would do damage. Cheap now, expensive to leave out.
Permit and paperwork
Every gas water heater install needs a gas permit. Inside Kelowna, the City of Kelowna issues most natural gas permits. Propane work, and all gas work in West Kelowna, Lake Country, Vernon, Peachland and Oyama, is permitted through Technical Safety BC. We pull it, and we can put the permit number and our licence number (LGA0212697) on your invoice, which rebates usually ask for.
Current as of November 2026
Water heater rebates in Kelowna
Rebates change often. Which ones apply depends on who supplies your electricity or gas (FortisBC or BC Hydro) and, for some, on household income. Tell us what you have and what you're thinking, and we'll help you check before you buy anything.
$1,000
Heat pump water heater (FortisBC electric)
For FortisBC electric customers only, replacing a working standard electric tank with a qualifying heat pump water heater. It has to be a planned swap: emergency replacements don't qualify. Apply within 6 months of the invoice.
Details on FortisBC$2,500
Income-qualified heat pump water heater (FortisBC electric)
For FortisBC electric customers under the income limits, replacing a working standard electric tank in a home at least 10 years old. Only one rebate per home, so it replaces the standard rebate rather than adding to it.
Details on FortisBCUp to $1,000
Heat pump water heater (BC Hydro)
If BC Hydro supplies your electricity, it runs its own rebate for replacing an electric water heater with a qualifying heat pump model. Self-installs don't qualify.
Details on BC HydroUp to $3,500
CleanBC Energy Savings Program
Income-qualified heat pump water heater rebate. You pre-register before any work starts, and the install must be done by a contractor registered with the program, so check the program's contractor list before you book anyone, us included.
Details on CleanBC Better HomesUp to $800
Switching to natural gas
For existing homes converting from oil or propane heat to natural gas with a new FortisBC gas service: a water heater add-on when you also install a gas furnace. Not for new construction. Get the pre-qualification code before the install.
Details on FortisBC$50
Tankless maintenance
FortisBC gas customers get $50 back on a tankless service by a licensed gas contractor. Tank water heaters don’t qualify. Worth claiming on the yearly descale.
Details on FortisBCIncome-qualified rebates can't be combined with each other or with the standard rebate for the same water heater; you claim one. For anything else, the CleanBC rebate search tool lists programs by address. Amounts and rules are set by the programs and can change; always check the official page before you buy. CleanBC rebate finder
Licence and how we work
Gas contractor licensed with Technical Safety BC (LGA0212697).
- Owner-operated. The owner quotes every job and is on site for the work.
- A fair, upfront price first. You get the price before any work starts, so you can say yes or no before you are committed.
- Gas work under permit. We pull the permit on gas work, and we can put the permit number and our licence number on your invoice.
- Honest repair-or-replace advice. We assess the job first and explain your options in plain language. If a repair makes more sense than a new unit, that's what we'll tell you.
If you smell gas, leave right away and call FortisBC's 24-hour emergency line at 1-800-663-9911 (or your propane supplier) or 911 from outside. Then call us for the repair.
About usWhat customers say
5.0 on Google from 57 reviews · Read Google reviews“Dylan installed a new water heater for us the same morning I contacted him. …”
“We had a great experience with Dylan replacing our water heater. He was professional, friendly, and arrived right on time. The installation was done efficiently and with great attention to detail. He communicated clearly throughout the process, and the whole job was so seamless we hardly even knew he was here! It’s clear he takes pride in his work and provides excellent customer service. We wouldn’t hesitate to recommend Dylan to anyone needing his services. Thanks again!”
“Excellent workmanship. Dylan replaced 100% of the Poly b plumbing in my mobile home plus installing the gas and water lines to the new hot water heater. Dylan communicated every step and completed the work on time. The quote was very reasonable and he stayed on budget. I absolutely recommend Dylan for any plumbing and gas fitting needs. Working under a mobile home is an awful experience and he was a true professional from start to finish. Thanks again Dylan”
Questions, answered
How much does a hot water tank replacement cost in Kelowna?
It depends on the size, gas or electric, and whether the venting, gas line or shut-offs need updating. We look at your setup and give you a fair, upfront price before we start, including the permit, not a range that grows once we're there.
Should I go tankless?
Sometimes. If you run out of hot water, need the floor space, or plan to stay in the house a long time, it can be worth it. If your gas line and venting would both need major changes, a good tank is often the better buy. We'll price both.
Can you help me get a rebate?
Yes. Tell us what you have now and what you're considering, and we'll tell you which FortisBC, BC Hydro and CleanBC programs may fit and what paperwork they need. The biggest rebates are for heat pump water heaters replacing a working electric tank, where the space suits one, so it pays to plan before yours fails.
Repair or replace?
A newer tank with a bad thermostat, element or gas valve is usually worth fixing. A tank past 10 to 12 years that's leaking from the body needs replacing. We'll tell you which it is.
Do you need a permit to replace a gas water heater?
Yes. Every gas water heater install needs a gas permit. Inside Kelowna, the City of Kelowna issues most natural gas permits. Propane work, and all gas work in West Kelowna, Lake Country, Vernon, Peachland and Oyama, is permitted through Technical Safety BC. Under our gas contractor licence (LGA0212697), we handle the permit for you.
Do I need an expansion tank on my hot water tank?
Usually, if your home has a pressure-reducing valve or a backflow preventer. Those close the plumbing off from the city main, so the water that expands as the tank heats has nowhere to go and the pressure climbs every time it fires. An expansion tank gives that water somewhere to go. We check for it when we swap a tank.
Can you replace my pressure-reducing valve at the same time?
Yes, and it is a good time to do it because the water is already off. One customer had us install a new water tank and replace the PRV on the main in the same visit.
How long does a hot water tank last?
Tanks are usually worth replacing once they are past 10 to 12 years old; tankless units typically last longer with yearly descaling. Hard water and skipped maintenance shorten both. The date code on the tank's label tells you its age, and we can read it for you.
What size hot water tank does a family of four need?
Size it by first-hour rating, the hot water it can deliver in your busiest hour, rather than gallons alone. Many four-person homes with a gas tank are well served by about 40 to 50 gallons, but back-to-back showers, a soaker tub or laundry at the same time can call for more, or for tankless. We ask how your household uses hot water before we quote.
How often should I flush my hot water tank?
About once a year for most homes, more often on hard water. Sediment builds up on the bottom of the tank; rumbling or popping as it heats is the usual sign a flush is overdue. It is also a good time to check the anode rod and the relief valve.
Can I replace a gas hot water tank myself in BC?
Only with a homeowner gas permit and an inspection, and not everyone qualifies, since Technical Safety BC won’t issue one to strata owners, non-strata duplex owners or anyone running a business from the home. Inside Kelowna, the permit comes from the City instead. Or hire a licensed gas contractor, who pulls the permit for you.
Areas we serve
Kelowna, West Kelowna, Lake Country (including Oyama), Vernon and Peachland.
Water heater repair & replacement by town
Get an honest answer and a fair, upfront price
We are open 24/7 and tell you honestly when we can be there. You get the price before any work starts.