01
The water heater is on its way out
Water heaters
Tank replacement and tankless conversion. On a conversion, most of the work is the gas sizing and the venting.
Thousand Oaks · Water heaters
Water heater repair & replacement
in Thousand Oaks
Water heater repair & replacement in Thousand Oaks, ten minutes from the shop in Westlake Village. A tank water heater lasts ten to twelve years in our hard water. When it goes, it's either a repair or a replacement.
Call (805) 330-3111
Request a visit
Dan picks up when he can and calls back the same day. You get the price before we start. Monday to Friday, 9am – 5pm.
Licensed
CSLB #339618
Insured
Bonded and insured
Since 1977
49 years, two generations
On Google
5.0 stars
Around here
In Thousand Oaks
The late-nineties Lang Ranch houses in Thousand Oaks are all coming up on their second water heater at once. We replace tanks with strapping and an expansion tank under a City of Thousand Oaks permit. In October 2025 we took a tank out of a garage here and set a condensing tankless in its place.
Neighborhoods: Lang Ranch, Sunset Hills, North Ranch, the Westlake side of the boulevard, the older tracts off Erbes Road.
Call about any of these (805) 330-3111 Mon–Fri 9–5 Request a visit →
The job
How it goes
No hot water from a gas heater is usually the thermocouple, pilot assembly or gas valve, and that's a repair if the tank is sound. Water on the garage floor means the tank has rusted through, and the heater is done.
Replacement takes most of a day. We fit new flex connectors and a new gas connection, strap it top and bottom as California requires and check the vent. Houses with a pressure regulator, which is most of them here, get an expansion tank. We haul the old one away and handle the permit.
We install 40 and 50 gallon gas units as standard, and bigger ones where needed. Tankless has its own page.
Call if
What you notice,
and what it usually is
01
No hot water
Usually the thermocouple or gas valve. A repair.
02
Water on the floor around the base
A rusted-through tank. Time to replace it.
03
Hot water runs out fast
Sediment or a broken dip tube.
04
Rumbling or popping from the tank
Sediment on the bottom. Past ten years, plan on a new tank.
05
Rusty hot water
The tank is corroding. Replacement is close.
Work in Thousand Oaks
Recent jobs
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October 2025
Tank to tankless, and a fire pit line tested
Swapped a tank heater for a condensing tankless unit. We also capped the fire pit gas line, pressure-tested it at 10 psi for fifteen minutes and hooked up the owner's fire ring.
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December 2025
A shower leak that turned out to be pressure
A leaking shower valve got a new cartridge. The house's leak-monitor app showed high pressure, so we tested the regulator at the front of the house, found it had failed and replaced it.
-
June 2026
A gas smell outside the dining room
On the Westlake side of town. Dug down to a hole in a half-inch galvanized gas pipe and replaced the horizontal run. With the gas back on, a second leak showed up where the pipe enters the house, so we shut it off again for the next stage.
Four steps
How a job goes
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01
You call
Dan picks up when he can and calls back the same day. Tell him what it's doing.
-
02
We look
We come out, find the cause and show you, with the old part in hand when there is one.
-
03
You get a price
Before anything starts. Repairs are time plus parts. Bigger jobs get a written bid.
-
04
We do the work
Small repairs usually get done the same visit. Bigger jobs get a start date we keep. Permitted where needed, and the house left clean.
Common questions
Water heaters in Thousand Oaks: things people ask
- How fast can you get to the east side of Thousand Oaks?
- Often the same day. It's ten minutes from the shop. Call and Dan will give you a time.
- Does the oak tree ordinance affect a sewer repair?
- It can. The city protects oaks and their root zones, so a trench can't always take the shortest route. We locate the line from the surface and plan around the trees first.
- Does a water heater need a permit?
- Yes, in every city and county we work in. It covers the gas, venting and seismic strapping, and it matters when you sell.
- How long does a replacement take?
- Most of a day, with no hot water for about half of it.
- Tank or tankless?
- A tank is the simpler swap. A tankless is a bigger install, since the gas and venting usually change, but it doesn't run out and lasts about twice as long. We can bid both.
Other questions (805) 330-3111 Mon–Fri 9–5 Request a visit →
Google reviews
What people say
5.0 ★★★★★ 8 reviews on Google
★★★★★
“Outstanding work! Did a terrific job of diagnosing the issue over the phone prior to repair. Plumber was on time and on point. Work was done quickly and thoroughly. Figured out the most straightforward way to fix the problem and got it done. Small footprint, quick results, up and running in no time. Would absolutely recommend.”
★★★★★
“The absolute best plumber in Los Angeles!”
Nearby
More in Thousand Oaks
- Plumber in Thousand Oaks Everything we do in Thousand Oaks.
- Leak detection in Thousand Oaks Tracking down a leak on the east side of Thousand Oaks depends on the neighborhood.
- Drain cleaning in Thousand Oaks Thousand Oaks protects its oaks by ordinance, and that matters for drain cleaning when a clog turns out to be in the sewer.
- Sewer camera & repair in Thousand Oaks In Thousand Oaks, a sewer camera inspection shows where the line has failed and whether a repair can stay out of a protected oak root zone.
- Repiping in Thousand Oaks Repipes in Thousand Oaks come from the older east-side tracts, where sixties and seventies copper has pinholed more than once.
- Gas lines in Thousand Oaks Most gas line jobs on the east side of Thousand Oaks lately have been outdoor kitchens and fire pits.
- Repairs in Thousand Oaks On the east side of Thousand Oaks, plumbing repairs are mostly small and usually take one visit.
- Tankless in Thousand Oaks Tankless work in Thousand Oaks is mostly conversions, and the gas line from the meter gets upsized for a whole-house unit.
- Pressure regulators in Thousand Oaks Pressure regulators in Thousand Oaks hold back street pressure that comes in above the 80 psi the code allows on the east side, and higher above Lang Ranch. When one fails, fill valves, angle stops and faucet cartridges go one after another. In December 2025 a shower valve here needed a new cartridge and the regulator had failed too, so we replaced both.
- Slab leaks in Thousand Oaks Most slab leaks in Thousand Oaks come from the sixties and seventies tracts off Erbes Road and along Westlake Boulevard, with the copper in the concrete. Lang Ranch houses are thirty years younger and rarely have one. Once the leak-locating specialist we bring in marks the spot, it's a spot repair or a reroute overhead.
Water heaters nearby: Westlake Village · Agoura Hills · Oak Park · Lake Sherwood
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Water heaters · Thousand Oaks
Tell Dan what
it’s doing
Most problems get sorted out on a short call. Ten minutes from the shop. Monday to Friday, 9am – 5pm.