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Heating services in Vancouver and the Lower Mainland can look very different from one company to another. At Lew Plumbing, Heating and Air Conditioning, we make sure each job is handled by a tradesperson with the right certification for the work involved. Gas work is carried out by licensed gas fitters, and heat pump work is handled by licensed technicians.
We’re fully covered by liability insurance and registered with WorkSafeBC. Our workmanship guarantee applies to the work we carry out, rather than making broad promises we can’t stand behind.
Same day and weekend appointments are also available across Metro Vancouver.
Gas work is involved in many of the heating jobs we handle, whether that means installing a new gas line or pressure testing a modified system. Our gas fitting service covers residential and light commercial properties throughout the Lower Mainland, and all gas work is carried out by licensed gas fitters in line with BC Safety Authority requirements.
A gas furnace that keeps short cycling, won’t ignite, or leaves some rooms warmer than others needs a proper diagnosis before any parts are replaced. We repair and maintain furnaces with high efficiency condensing and older mid efficiency models. Pre season inspections are also available and can catch problems such as a failing flame sensor or cracked heat exchanger before you need the heating system most.
In older homes across North Vancouver, West Vancouver, and parts of Burnaby, hydronic boilers are still a common way to heat the home. We deal with everything from pressure issues and failed circulator pumps to faulty zone valves, expansion tank replacements, and kettling caused by scale buildup. Our boiler repair service covers both gas fired and oil fired systems.
Heat pumps now make up a large share of new heating installations across Metro Vancouver. Refrigerant work is regulated separately from gas work in BC, so the certification required is different. Our heat pump service includes installation, repairs, and annual maintenance for both ducted and ductless systems.
For general repair and maintenance calls that do not fit neatly into one category, the heating repair and maintenance service is the right starting point. We diagnose the system, explain what needs attention, and only charge for work we actually carry out.
If your search brought you here because your hot water has stopped, that is a plumbing issue rather than a heating one. Our water heater repair and installation service covers tank, tankless, and heat pump water heaters across the Lower Mainland.
Heating systems do not always fail without warning, there are small changes first. Knowing what the symptom usually points to saves time when you call.
No heat at all. If the thermostat is calling for heat and nothing is happening, the most common causes are
Before you call, check that the gas valve serving the furnace or boiler is fully open.
Short cycling. This is when the system starts, runs for only a few minutes, shuts down, and then starts again. An overheating heat exchanger caused by a clogged filter is a common reason, so the filter is a good first thing to check. If the filter is clean and the cycling continues, a technician needs to look at the flame sensor and the limit switch.
Pilot out or ignition failure. Older heating systems with standing pilots and newer models with electronic ignition can both develop problems at this stage. A pilot that keeps going out can be linked to a faulty thermocouple, while electronic ignition problems may involve the ignitor or a dirty flame sensor.
Cold rooms. When some rooms are warm while others stay cold, the problem may be with how the heat is being distributed rather than with the main heat source. Closed zone valves, a failing circulator pump in a hydronic system, or blocked registers in a forced air system are the first places to look.
Rising bills without a change in weather or usage. A noticeable increase in your heating costs without a change in the weather or your usage can be a sign that the system is working harder than it should. Dirty burners, a degraded heat exchanger, or a refrigerant charge that has dropped over time on a heat pump are common causes.
Noises. Different sounds can point to different problems.
Each noise points to a specific component and repair.
A smell. A faint dusty smell when a furnace starts after months of non use is normal and clears within 30 minutes. A persistent burning smell, a rotten egg smell, or an unusual odour coming from a boiler room is different. Turn the system off and have it checked rather than trying to diagnose the source yourself.
Call day or night.
The permit and inspection authority for a heating job in Metro Vancouver depends on the
Within the City of Vancouver, the City operates as its own gas authority. On a single, fully detached home, gas furnace and boiler replacements are permitted and inspected by the City rather than Technical Safety BC, at any system size, as long as the gas meter delivery pressure is 2 psi or less. The City has its own inspection process and timelines.
Vancouver is not the only municipality with this arrangement. Richmond, Burnaby, the City of North Vancouver and the District of North Vancouver hold the same local gas authority. Surrey, Coquitlam, West Vancouver and New Westminster fall under Technical Safety BC. On premises that are not single detached homes, a total connected load above 120 kW goes through Technical Safety BC regardless of municipality.
Technical Safety BC also recommends that home heating equipment be inspected and serviced by a qualified tradesperson every year. That regular check is important because problems such as a cracked heat exchanger or blocked flue can lead to carbon monoxide exposure. Carbon monoxide has no colour or smell, so faults like these are not always obvious without a proper inspection.
Every gas heating job Lew Plumbing handles is pulled with the correct permit for that municipality and inspected on completion. We do not consider the job finished until the required sign off has been completed.
Vancouver. This is our main service area. We cover neighbourhoods from the West End and Kitsilano to East Vancouver and Renfrew. The City of Vancouver operates its own gas authority for residential work, and we are familiar with the City’s permit and inspection process. Vancouver heating services.
Burnaby. Burnaby has a mix of older homes and mid-century properties. Many still have original furnaces or boilers that are well past their expected service life. Burnaby is its own gas permit authority, the same arrangement Vancouver has. Burnaby heating services.
Serving Burnaby homes too. See our Burnaby heating and furnace repair.
North Vancouver. We serve both the City and District of North Vancouver. Hydronic boiler systems are common here, and sloped lots can make installations and replacements more involved. The City and the District are each their own gas permit authority, the same arrangement Vancouver has. North Vancouver heating services.
Richmond. Richmond has plenty of newer homes with heat pumps, along with older properties that still rely on gas furnaces. Richmond is its own gas permit authority, the same arrangement Vancouver has. Richmond heating services.
Coquitlam, Port Coquitlam, and Port Moody. These areas are served from the same dispatch as Vancouver and Burnaby. You’ll find plenty of 1970s and 1980s homes with original forced-air systems, alongside newer homes that were built with heat pumps. Technical Safety BC covers this area. Coquitlam heating services.
West Vancouver. We work on older homes with more complex hydronic systems as well as newer properties with complete heat pump setups. Technical Safety BC is the permit authority. West Vancouver heating services.
New Westminster. New Westminster is part of our core service area. Many older homes here still use boiler systems, which are less common in some of the newer suburbs. Technical Safety BC handles permits. New Westminster heating services.
A gas furnace should be serviced once a year, ideally before the heating season starts. Technical Safety BC recommends annual service for home heating equipment.
A pre season inspection in September or early October can catch worn or failing parts before the first cold snap. That is also when heating companies across Metro Vancouver tend to get much busier.
A clogged filter is one of the first things to check. It can restrict airflow and affect how the furnace runs. Other possible causes include a cracked heat exchanger that is triggering the limit switch or a blower motor that is not moving enough air.
Start by replacing the filter. If the furnace still is not heating properly it needs a proper diagnostic. If it is short cycling avoid continuing to run it until the cause has been checked.
Yes. Within Vancouver city limits, residential gas appliance replacements on single detached homes are permitted through the City of Vancouver building department at any system size, provided the gas meter delivery pressure is 2 psi or less.
Richmond, Burnaby and both North Vancouver municipalities run the same arrangement. Surrey, Coquitlam, West Vancouver and New Westminster go through Technical Safety BC. We handle the required permit for every job we carry out.
It is important not to skip the permit process. An installation without the required permit can create problems later, especially when selling a property or dealing with an insurance claim.
Several programs have changed recently. CleanBC Better Homes ended its fuel switching heat pump rebate for homes converting from natural gas, oil or propane on 11 April 2025, outside the northern region. The federal Canada Greener Homes Grant closed to new applicants in February 2024, and the Canada Greener Homes Loan is fully committed. The Canada Greener Homes Affordability Program, for low to median income households, is still running.
Rather than rely on figures that may change, it is better to check the current BC Hydro and CleanBC program pages. We can also tell you which programs apply to your installation when we provide a quote.
A well maintained gas furnace will last around 15 to 20 years. Regular servicing, changing the filter, and the condition of the heat exchanger all affect its lifespan.
Furnaces in Metro Vancouver also generally run for fewer hours than those in colder parts of the country, which can help extend their service life.
If your furnace is more than 15 years old and needs a major repair, it can make sense to compare the repair cost with the cost of replacement before making a decision.
Yes. We regularly work on older hydronic boiler systems, including cast iron boilers and oil-fired units. These are still found in many homes across North Vancouver, West Vancouver and older parts of Burnaby and Vancouver.
Parts availability depends on the age and manufacturer of the system. During the diagnostic visit, we will let you know whether the boiler can reasonably be repaired or whether replacement makes more sense.
Same-day and weekend service. You will know the price before we start.
