01
Faucets and valves that keep failing
Pressure regulators
When angle stops and toilet valves keep failing, the pressure's often too high. The regulator is a small part.
Westlake Village · Water heaters
Water heater repair & replacement
in Westlake Village
Water heater repair & replacement in Westlake Village, from the shop on Hillsbury Road. 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 Westlake Village
Most Westlake Village water heaters sit in a garage closet built for a 40-gallon tank in 1970, which limits what fits and how it vents. We replace tanks in those closets most weeks and pull the permit with the City of Westlake Village. In July 2026 we took out two leaking 50-gallon tanks here and put in one tankless.
Neighborhoods: First Neighborhood, Westlake Island, North Ranch, Three Springs, Southshore, the streets off Lindero Canyon.
02
No hot water, or never enough
Water heaters
Tank or tankless, even in tight garage closets. We strap and vent it, pull the permit and haul the old one away.
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 Westlake Village
Recent jobs
-
July 2026
Two 50-gallon tanks, one of them leaking
Two 50-gallon heaters in a garage, with a puddle under one. Over two days we drained both, put in one large tankless unit with the gas and venting sized for it, and tested every joint with a digital gas meter.
-
April 2026
Earthquake and leak shutoffs at the front of the house
A seismic gas shutoff valve on the meter with a stabilizer bracket, and a smart water shutoff with a pressure relief valve on the main.
Four steps
How a job goes
-
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 Westlake Village: things people ask
- How fast can you get here?
- Often the same day. We're five minutes away, so a small job can sometimes fit between two others. Call and Dan will give you a time.
- Who pulls the permit?
- We do, through the City of Westlake Village, for water heaters, gas lines, repipes and remodels. The work gets inspected, and the paperwork stays with the house.
- 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
★★★★★
“Dan's Plumbing did excellent job for us replacing our broken water pressure regulator. Quick response, good price, great quality of work. Will hire them again.”
★★★★★
“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.”
Nearby
More in Westlake Village
- Plumber in Westlake Village Everything we do in Westlake Village.
- Leak detection in Westlake Village In Westlake Village, finding a leak usually starts with the water bill or a warm spot on the floor, since houses here went up from 1967 on with the water lines in the slab. We start at the meter and split off the irrigation, then hot from cold. Under a slab, the locator we work with marks the spot before anything gets cut.
- Slab leaks in Westlake Village Slab leaks are the most common serious leak we see in Westlake Village.
- Drain cleaning in Westlake Village Clearing a drain in Westlake Village means working in original cast iron or early ABS, with a sewer lateral about fifty years old.
- Repiping in Westlake Village A Westlake Village repipe is nearly always a house with its original copper in the slab that's started to pinhole.
- Pressure regulators in Westlake Village Westlake Village water comes from tanks on the hills, so on many streets it reaches the pressure regulator above the 80 psi the code allows.
- Repairs in Westlake Village Our shop is on Hillsbury Road, so small plumbing repairs in Westlake Village are the jobs we do most.
- Tankless in Westlake Village A tankless in Westlake Village usually hangs on the wall of a garage closet built for a 40-gallon tank in 1970.
- Sewer camera & repair in Westlake Village Sewer laterals in Westlake Village are around fifty years old, cast iron or early ABS, and a camera inspection runs from the cleanout to the street.
- Gas lines in Westlake Village Gas line work in Westlake Village is mostly new runs to a BBQ or pool heater, plus upsizing from the meter for a tankless.
Water heaters nearby: Thousand Oaks · Agoura Hills · Oak Park · Lake Sherwood
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Leave your details and Dan will call you back
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Water heaters · Westlake Village
Tell Dan what
it’s doing
Most problems get sorted out on a short call. The shop is here. Monday to Friday, 9am – 5pm.