01
Faucets and valves that keep failing
Pressure regulators
If your angle stops and toilet valves keep giving out, the pressure is often too high. The regulator is an inexpensive 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 around here lasts ten to twelve years, and the hard water does not help. When it goes, it goes one of two ways, and one of them is a repair.
Call (805) 330-3111
Request a visit
Danny picks up when he can, and calls back the same day. You get the price before we start, and nobody here is on commission. Monday to Friday, 9am – 5pm.
Licensed
CSLB #339618
Insured
Bonded and insured
Since 1977
49 years, two generations
On Google
5.0 stars
In Westlake Village
What this job looks like
in Westlake Village
Most Westlake Village heaters live in a garage closet sized for a 40-gallon tank in 1970, which limits what fits and how it vents. We replace tanks in those closets most weeks, strap them, add the expansion tank the regulator needs, pull the permit with the City of Westlake Village and take the old one away. For a house that keeps running out of hot water, a tankless on the same wall is often the better answer, and in July 2026 we replaced two leaking 50-gallon tanks here with one.
Streets and pockets we work in: First Neighborhood, Westlake Island, North Ranch, Three Springs, Southshore, the streets off Lindero Canyon.
02
No hot water, or never enough of it
Water heaters
Tank replacements and tankless conversions, including the tight garage closets these houses tend to have. We strap it, vent it, pull the permit and take the old one away.
If that is what yours is doing (805) 330-3111 Mon–Fri 9–5 Request a visit →
The job
How it goes
No hot water on a gas heater is usually the thermocouple, the pilot assembly or the gas valve. Those are repairs, if the tank itself is sound. Water on the garage floor is different. A tank that is leaking from the body has rusted through from the inside, and that heater is finished. We say which you have on the phone if you can tell us what you see, and for certain within a few minutes of arriving.
A replacement is most of a day. We drain and remove the old unit, set the new one, fit new flex connectors and a new gas line connection, strap it to the wall at the top and bottom the way California requires, check the vent for draft and clearance, and fit an expansion tank if the house has a pressure regulator, which most here do. Then we fill it, light it, check for leaks and take the old one away. The permit is pulled in your name and the inspection is booked.
We install 40 and 50 gallon gas units as standard, and larger where the house needs it. If you are weighing a tankless instead, that is a different job with its own page.
Call if
What you notice,
and what it usually is
01
No hot water
The thermocouple or gas valve on a gas unit. Usually a repair.
02
Water on the floor around the base
The tank has rusted through. This one is a replacement.
03
Hot water runs out fast
Sediment in the tank or a broken dip tube. A flush helps a younger tank. An old one is near the end.
04
Rumbling or popping from the tank
Sediment boiling on the bottom. Flush it, and if the tank is over ten years old, start planning the replacement.
05
Rusty hot water
The anode rod is used up and the tank is corroding. Replacement is close.
Work in Westlake Village
From the invoice book,
names left off
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July 2026
Two 50-gallon tanks, one of them leaking
A garage with two 50-gallon heaters and a puddle under one. Drained both and replaced the pair with a single large tankless unit, with the gas and venting sized for it, then tested every joint with a digital gas meter. Two days.
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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. The house now closes its own valves.
How it goes
Four steps, and you have the price at step three
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01
You call
Danny picks up when he can, and calls back the same day. Tell him what it is doing and where.
-
02
We look
We come out, find the cause and show you. In plain words, with the part in our hand where there is one.
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03
You get a price
Before anything starts. Repairs are our time plus parts, and the bigger jobs get a written bid. Nobody here is on commission.
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04
We do the work
Small repairs are usually done the same visit. Bigger jobs get a start date and a number of days, and we hold to it. Done to code, permitted where it needs it, the house left the way we found it.
Common questions
Water heaters in Westlake Village: things people ask
- How fast can you get here?
- Often the same day. Westlake Village is a five minute drive from the shop, so a small job can sometimes fit between two others. Say what it is doing when you call and Danny will tell you straight away when he can be there.
- Who pulls the permit?
- We do, through the City of Westlake Village, for water heaters, gas lines, repipes and remodel plumbing. The inspection is part of the job 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 connection, the venting and the seismic strapping, and the inspection is part of the price. It matters when you sell the house.
- How long does a replacement take?
- Most of a day. You are without hot water for about half of it.
- Tank or tankless?
- A tank is cheaper to buy and simpler to replace. A tankless costs more to install, because the gas line and the venting usually change, and then gives endless hot water and lasts about twice as long. If your tank sits in a tight closet or you keep running out of hot water, it is worth pricing both. We do both and will say which fits the house.
A question that is not here (805) 330-3111 Mon–Fri 9–5 Request a visit →
Google reviews
What people say
5.0 ★★★★★ 5 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.”
★★★★★
“Dan is consistent. Professional, on time, only does what is needed, experienced, easy to work with, clean, and smart.”
2 of the 5, word for word. Read the rest on Google → Had us out? Leave a review →
Nearby, and related
More in Westlake Village,
and this job elsewhere
- Plumber in Westlake Village The whole town: what the houses are plumbed with, what people call about, the neighborhoods.
- Leak detection in Westlake Village Westlake Village houses were built from 1967 on with the water lines in the slab, so a leak here usually shows up on the bill or as a warm patch on the floor before anyone sees water. We start at the meter, isolate hot from cold and the house from the irrigation, and narrow it to a line. Under a slab we bring in the locator we work with to mark the spot before anything is cut. Five minutes from the shop.
- Slab leaks in Westlake Village Slab leaks are the most common serious leak we see in Westlake Village, for a plain reason: 1967-era copper under a slab, hard water, and street pressure that runs high on many streets. Once the locator has marked it, the choice is a spot repair through one opening or a reroute overhead, and the condition of the rest of the line decides which. We say which we would do in your house before you decide.
- Drain cleaning in Westlake Village The original drain lines in Westlake Village are cast iron or early ABS, and the sewer laterals out to the street are fifty years old.
- Repiping in Westlake Village A Westlake Village repipe is nearly always a house with its original copper in the slab that has started to pinhole.
- Pressure regulators in Westlake Village The water reaches Westlake Village from tanks on the hills, so on a lot of streets it arrives well above the 80 psi the code allows in a house.
- Repairs in Westlake Village Westlake Village is where the shop is, on Hillsbury Road, so the small jobs here are the ones we do most.
- Tankless in Westlake Village Most Westlake Village houses keep the water heater in a garage closet sized for a 40-gallon tank in 1970, and a tankless hangs on that wall.
- Sewer camera & repair in Westlake Village Westlake Village went up from 1967 on, so the sewer laterals out to the street are around fifty years old, cast iron or early ABS depending on the year. The camera goes in at the cleanout and runs to the street, you watch it with us, and the transmitter on the head marks the fault and its depth on the surface. Plenty of houses here were built without a cleanout at all. In August 2026 we put one in on a line that had none, trenching about ten feet down with shoring and cutting in a combination fitting. The next clearing on that line takes an hour.
- Gas lines in Westlake Village Gas work in Westlake Village comes in a few kinds. New lines out to a BBQ, a fire pit, a range or a pool heater, sized for the appliance and the length of the run. Upsizing from the meter when a tankless goes in, which is most of the conversions here. Repairs and leak tests. In April 2026 we fitted a seismic gas shutoff valve on a meter here with a stabilizer bracket, and a smart water shutoff with a pressure relief valve on the main. Every line is tested under pressure and inspected, permit through the City of Westlake Village. If you smell gas, leave and call SoCalGas first.
Water heaters nearby: Thousand Oaks · Agoura Hills · Oak Park · Lake Sherwood
Request a visit
Leave your details, and Danny calls you back
Your name, your number and a line about what it is doing. It goes straight to Danny's phone and he calls back to set a time, usually the same day. If it is leaking right now, skip the form and call (805) 330-3111.
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Water heaters · Westlake Village
Tell Danny what
it’s doing
Describe the symptom and you will usually have an answer in two minutes. You get the price before any work starts. The shop is here. Monday to Friday, 9am – 5pm.