# Water Heater Installation & Tankless Upgrades in Brentwood | Luke Lays Pipe Brentwood's 1985–1998 housing stock carries another aging liability beyond polybutylene supply lines: original tank water heaters that are 26–39 years old and well past their 10–15 year service life. A failed water heater during an active flip floods the renovation site and sets your timeline back weeks. More commonly, an aging water heater becomes a negotiation point — Brentwood buyers in the $500K–$900K range notice a 30-year-old water heater and use it. Replacement during renovation eliminates the issue, and in Brentwood's market, a new tankless unit is a genuine upgrade that resonates with buyers. **ZIP Codes:** 37027 **County:** Williamson County ## Local Plumbing Issues in Brentwood - Original 1985–1998 water heaters at extreme end of service life — failure risk during active renovation - Undersized 30-gallon units in original 3-bedroom Brentwood homes that are being expanded to 4–5 bedrooms during flip - Gas line infrastructure from original 30-gallon heaters that is undersized for modern 50-gallon or tankless units - Missing expansion tanks on closed-loop Williamson County water systems (required by current code) - B-vent flues from original water heaters incompatible with modern high-efficiency units ## Our Process 1. **Unit Selection & Quote** — We recommend the right unit size and type for the property based on square footage, number of bathrooms, and investor goals (flip vs. rental). Quote provided same day. 2. **Permit Pull** — All water heater replacements in Davidson County require a permit. We handle this automatically — no surprises from the inspector. 3. **Removal & Install** — Old unit is safely disconnected, drained, and removed. New unit is installed with proper connections, TPR valve, drain pan, and required expansion tank. 4. **Gas/Venting Upgrade (if needed)** — Tankless conversions often require gas line upsizing and new direct-vent runs. We handle all of this in one visit when possible. 5. **Test & Documentation** — System is fired up, tested for proper temperature and pressure, and documented with serial numbers and permit records for your file. ## Frequently Asked Questions ### Is a tankless water heater a meaningful upgrade for a Brentwood flip in the $500K–$800K range? Yes — and the data from Brentwood closed sales shows it. In Williamson County's buyer demographic, a tankless water heater is a recognized modern-home feature that resonates in MLS descriptions and during showings. Buyers at the $500K+ level have typically owned or want to own a home with tankless, and its presence signals a comprehensively upgraded home. The installation cost ($2,800–$4,500 including gas line and venting) is recovered in listing value and reduced negotiation friction. We've had Brentwood flip clients tell us the tankless alone generated unsolicited positive buyer feedback during showings. ### What gas line work is typically required for a tankless upgrade in a 1990s Brentwood home? Most 1990s Brentwood homes were plumbed with 1/2" or 3/4" gas lines serving a furnace and 30- or 40-gallon water heater. A whole-house tankless unit typically requires a 3/4" or 1" gas line to handle the peak BTU demand (150,000–200,000 BTU for most residential tankless units). We assess the existing gas infrastructure during site visit — in many cases, running a new dedicated 3/4" line from the meter adds $600–$900 to the project. We include this in the upfront quote so there are no surprises on installation day. ## Local Tip for Brentwood On Brentwood flips, replace the water heater regardless of condition if it's over 12 years old. A 12+ year heater will show up on every buyer's inspection report as "past expected service life" — a $150 inspection report item that generates a $500–$1,500 buyer credit request. A new $1,200 unit eliminates that line item entirely. ## Pricing Brentwood water heater replacement: $900–$1,800 for standard 50-gallon gas or electric. Tankless conversions including gas line and venting: $2,800–$4,800. 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