Tankless Water Heater Installation & Repair in Overland Park, KS
Tankless heaters heat water on demand, so they don’t run out the way a tank does and they free up floor space. They also need the right gas supply, venting and maintenance to deliver on that promise. We install, maintain and repair them, and we’ll tell you plainly if a tank is the better fit for your house.
Local Overland Park plumber · Open 7 days, 7 AM–8 PM
Is tankless right for your home?
- Gas supply: a gas tankless unit needs far more gas at full fire than a tank heater. Many homes need a larger gas line or meter check.
- Venting: most gas tankless units vent differently from a standard tank, often through a sidewall or roof with dedicated venting. Condensing units also need a condensate drain.
- Flow: units are sized by how many fixtures run at once and the incoming water temperature, which drops in winter.
- Water quality: hard water scales the heat exchanger, so regular descaling matters.
How tankless sizing works
A tankless heater is sized by flow rate (gallons per minute) at a temperature rise. The rise is the difference between the water coming in and the temperature you want out. Groundwater-fed and river-fed supplies both get colder in winter, so a unit that keeps up in July can fall short in January if it was sized for summer.
Add up the fixtures you realistically run at the same time: a shower is often around 2 gpm, a kitchen faucet 1.5 or less, a dishwasher or washer about 1–2 while filling. Then pick a unit that delivers that flow at your winter temperature rise. Bigger households sometimes need two units, or a unit with a small buffer tank.
Condensing vs non-condensing
Condensing units pull extra heat from the exhaust, so they’re more efficient and can usually vent with plastic pipe, but they produce acidic condensate that needs a drain (often with a neutralizer). Non-condensing units have hotter exhaust and need stainless or special venting. Which one fits depends on where the unit goes and where the vent and drain can run.
Talk to a plumber about tankless water heaters
Call (913) 379-3324 or book online. Open 7 days, 7 AM–8 PM.
Tankless repair and maintenance
Common calls: error codes, the unit shutting down mid-shower, fluctuating temperature, ignition failures, and reduced flow from scale or a clogged inlet filter. Descaling flushes a mild acid solution through the heat exchanger to restore efficiency.
A “cold water sandwich” (a burst of cold between hot) is normal behavior on many tankless units when a tap is turned off and on again quickly. Constant temperature swings are not, and usually point to scale, a dirty filter, low flow or a gas supply problem.
Local notes
WaterOne’s 2026 Water Quality Report lists average total hardness of 135 ppm (range 110–157), about 7.9 grains per gallon. The City of Olathe’s 2025 report lists 150 mg/L, about 8.8 grains per gallon. Both fall in the U.S. Geological Survey’s “hard” range of 121–180 mg/L: enough to build scale in tanks, tankless heat exchangers, valves and aerators over a few years. That level of hardness is why many manufacturers recommend at least annual descaling in hard-water areas, and why some require it to keep the warranty.
Converting from a tank to tankless involves gas piping, venting and the water connections. Overland Park’s plumbing code treats replacing or rearranging pipes and equipment as permitted work (Ordinance BC-3499), so a conversion needs a permit and inspection.
Sources: WaterOne 2026 Water Quality Report (2025 data); City of Olathe 2025 Water Quality Report; U.S. Geological Survey: Hardness of Water; Overland Park Ordinance BC-3499 (2024 International Codes, effective July 1, 2026). Checked October 2026.
What affects the cost
- Unit size and type (condensing vs non-condensing)
- Gas line upsizing and venting changes
- Location and condensate drainage
- Permit and inspection
How it works
- Call or book. We help you stop the water first if needed, then give you an arrival window.
- Diagnose. We find the actual cause and show you what we found.
- Options before work. Repair vs replace, explained plainly. Nothing starts until you say go.
- Fixed to code. Permit and inspection handled where required, and the work area left clean.
Tankless Water Heaters: common questions
How often should a tankless water heater be descaled?
It depends on water hardness and usage; many manufacturers suggest at least once a year in hard-water areas, and WaterOne and Olathe water both test as hard.
Will a tankless heater work with my existing gas line?
Often not without changes. Tankless units draw a lot of gas at full output, so we check the line size, length and meter before recommending one.
Do tankless water heaters really never run out?
They don’t run out the way a tank does, but each unit has a maximum flow rate. Run too many fixtures at once in winter and the temperature can drop. Correct sizing prevents that.
Why does my tankless heater show an error code?
Codes point to things like ignition failure, flame loss, overheating from scale, venting problems or low flow. The code narrows the search; the manual for your model lists what each one means.
Do I need a permit to switch from a tank to tankless?
In Overland Park, yes: changing out the water heater and its gas, vent and water connections is outside the code’s short list of permit-free repairs.
Available in
- Overland Park: our home base in south OP.
- Olathe: Descaling schedules depend on whether your address gets City of Olathe water or WaterOne.
- Lenexa: Sizing, venting and descaling for WaterOne-served homes.
- Stilwell: Well water can need filtration or softening ahead of a tankless unit.
Guides for homeowners
- Do You Need a Permit to Replace a Water Heater in Overland Park?: Permits, licensing and inspections for water heater replacement in Overland Park, with the code sections behind them.
- Olathe Water vs WaterOne: Which Do You Have and Why It Matters: Olathe’s two water systems (and two sewer systems), their hardness numbers, and why your plumber cares.
Related services
- Water Heater Replacement & Installation: Gas and electric tank heaters sized to your home and installed to current code.
- Water Heater Flush & Maintenance: Sediment flushes, anode checks and relief-valve tests to stretch your heater’s life.
- Water Heater Repair: No hot water, rumbling tanks, leaks and pilot problems on gas and electric heaters.
- General Plumbing Repair: The everyday fixes: shutoff valves, noisy pipes, pressure problems and more.
Get help with tankless water heaters
Call (913) 379-3324 or book online. Open 7 days, 7 AM–8 PM.