24/7 Emergency Plumbing
Available in San Francisco and San Mateo Counties
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San Mateo's Trusted Plumbing Contractor Since 1999
When your home or business in San Mateo needs a plumber you can count on, In & Out Plumbing & Construction is ready to help. We have been serving San Mateo and the surrounding Peninsula communities since 1999, delivering fast, professional plumbing solutions for residential and commercial customers alike. From a routine water heater replacement in a Baywood-Aragon home to an emergency drain backup at a downtown Third Avenue restaurant, we bring the same level of expertise and care to every job.
San Mateo is a city of contrasts — established residential neighborhoods with homes built in the 1950s and 1960s sit alongside a thriving commercial corridor and the busy SFO-adjacent business zone along Highway 101. That mix creates a wide range of plumbing challenges, and our team has the experience to handle all of them. We are a fully licensed, insured California contractor with a track record of satisfied customers across San Mateo County.
Call us 24/7:
650-589-4855 | CSLB License # 878184
Emergency Plumber in San Mateo — 24/7 Response
A plumbing emergency can strike at any hour — a burst pipe at midnight, a sewage backup on a Sunday morning, a water heater that fails the morning of a big event. In & Out Plumbing & Construction operates 24 hours a day, 7 days a week, 365 days a year, including holidays. When you call our emergency line, you speak with a real member of our team immediately — not an answering service. We dispatch a licensed plumber to your San Mateo property as quickly as possible.
We handle the full spectrum of plumbing emergencies throughout San Mateo: burst or frozen pipes, major leaks, sewage backups, gas line concerns, flooding from appliance failures, and complete water heater failures. Our trucks are stocked with the parts and equipment needed to diagnose and resolve most emergency situations in a single visit.
Emergency line:
650-589-4855 — available right now.
Commercial Plumber in San Mateo, CA
San Mateo's commercial sector is diverse — from the restaurants and retail of downtown's Third Avenue corridor to the office parks and hotels clustered near Highway 101 and SFO. Every type of commercial property has distinct plumbing demands, and In & Out Plumbing & Construction has the experience to meet them.
Our commercial plumbing services in San Mateo include commercial water heater installation and repair, grease trap maintenance for commercial kitchens, drain cleaning for high-volume restaurant and restroom systems, gas line services, repiping, emergency commercial plumbing response, and compliance work for commercial property inspections. We understand that downtime is costly for any business, and we prioritize efficient, minimally disruptive service.
We are fully licensed for commercial plumbing in California and carry all required insurance for commercial job sites. Whether you manage a single retail space on B Street or a multi-unit commercial building near the Caltrain station, call us at
650-589-4855 to discuss your needs.
Drain Cleaning in San Mateo, CA
Slow drains and clogs are among the most common plumbing calls we receive from San Mateo homeowners — particularly in the city's older residential neighborhoods like Beresford, Shoreview, and North Shoreview, where homes from the 1950s and 1960s often still have original cast iron or clay drain pipes. These older systems are prone to buildup, root intrusion, and gradual scaling that store-bought drain solutions can't fix.
We provide professional drain cleaning using industrial-grade drain snaking and hydro jetting equipment that clears blockages completely, not just temporarily. For main line issues, we offer sewer camera inspection services that allow us to see inside the pipe and pinpoint the exact cause before recommending a repair — which saves time and avoids unnecessary digging.
We handle drain cleaning for kitchen drains, bathroom drains, floor drains, utility drains, and main sewer lines for both residential and commercial properties throughout San Mateo. Emergency drain cleaning is available 24/7 — call
650-589-4855 for a fast response.
Water Heater Repair in San Mateo, CA
Hot water is non-negotiable for San Mateo homes and businesses, and a failing water heater requires fast attention. In & Out Plumbing & Construction provides water heater repair, replacement, and installation throughout San Mateo for both tank and tankless systems, residential and commercial.
Common water heater issues we resolve include inconsistent hot water, pilot light failures, strange noises or rumbling from the tank, rusty or discolored water, leaking pressure relief valves, and complete system failures. If your water heater is more than 10–12 years old and experiencing repeated issues, we will give you an honest comparison of repair versus replacement costs so you can make the right decision for your home or building.
We also install and service tankless water heaters, which are particularly popular in San Mateo's newer construction and remodeled properties. Same-day emergency water heater service is available throughout San Mateo — call
650-589-4855.
Sewer Line Services in San Mateo, CA
Sewer line problems are among the most urgent issues a homeowner or property manager can face, and they rarely improve on their own. In & Out Plumbing & Construction offers the full range of sewer services for San Mateo properties — from camera inspection and cleaning to trenchless sewer line repair and full replacement.
In San Mateo's older residential neighborhoods, cast iron and clay sewer lines from the mid-20th century are still common. These pipes are particularly susceptible to root intrusion from the mature trees along streets like Laurel Avenue and El Camino Real, and to joint separation as the soil shifts over time. We use sewer camera inspection to evaluate the condition of your line and prescribe the most cost-effective solution.
When replacement is needed, we offer trenchless sewer repair options that minimize disruption to your landscaping, driveway, and daily routine — a major advantage for San Mateo homeowners with established yards and limited access. Call
650-589-4855 to schedule a sewer inspection.
Our Plumbing Services in San Mateo, CA
In & Out Plumbing & Construction provides a comprehensive range of plumbing services throughout San Mateo. Our full-service list includes:
- Repiping and Pipe Repairs
- Leak Detection
- Copper Pipe Repairs and Replacements
- Drain Cleaning and Repairs
- Drain Hose Installation
- Rooter Services
- Gas Lines
- Hydro Jetting
- Camera Inspections
- Water Heater Repairs and Installations
- Tankless Water Heaters
- Water Filtration
- Water Softeners
- Faucet Repair/Install
- Shower Repair/Install
- Garbage Disposals
- Sump Pumps
- Sewer Line and Drainpipe Services
- Sewer Repair
- Trenchless Sewer Repair
- Kitchen Remodels
- Bathroom Remodels
- Slab Leaks
- Pipe Lining
- Sprinkler Systems
- New Construction
- Toilet Repair/Install
Why San Mateo Customers Choose In & Out Plumbing
We know San Mateo homeowners and businesses have choices when it comes to plumbers. Here is why customers throughout the city have relied on us since 1999:
- Licensed & insured — CSLB License # 878184, fully insured for residential and commercial work
- 25+ years serving San Mateo County — we know the local infrastructure, common issues, and building codes
- 24/7 emergency availability — real people answer our phones around the clock
- Upfront pricing — we provide clear estimates before any work begins, no surprise charges
- Single-visit resolution — our trucks are stocked to resolve most issues on the first call
- Satisfaction guaranteed — our motto is 'We're in, we're out & you're done' — and we mean it
"The office that called was very friendly and offered a free estimate the same day. They even managed to have the technician come out earlier than they originally stated. The technician was extremely helpful and informative and gave me some very valuable information about my project. Much appreciated, In & Out!"
— Elan B., verified customer
Frequently Asked Questions — Plumber in San Mateo, CA
Do you offer 24/7 emergency plumbing in San Mateo?
Yes — In & Out Plumbing & Construction is available 24 hours a day, 7 days a week for plumbing emergencies in San Mateo, CA. When you call our emergency line, you reach a live member of our team, not an answering service. We dispatch a licensed plumber to your San Mateo property as quickly as possible, including nights, weekends, and holidays. Call 650-589-4855 any time for immediate emergency service.
Do you handle commercial plumbing jobs in San Mateo?
Yes. We provide commercial plumbing services throughout San Mateo, including the downtown Third Avenue corridor, Hillsdale area, and businesses along the Highway 101 and SFO corridor. Our commercial services include commercial water heater installation and repair, grease trap maintenance, drain cleaning for commercial kitchens and restrooms, gas line services, repiping, and emergency commercial response. We are fully licensed and insured for commercial work in California.
What neighborhoods in San Mateo do you serve?
We serve all neighborhoods throughout San Mateo, including Downtown San Mateo, Baywood-Aragon, Shoreview, Bay Meadows, Fiesta Gardens, Beresford, and the areas surrounding the Caltrain corridor. We also serve neighboring communities including Foster City, Hillsborough, Burlingame, Belmont, and the broader San Mateo County Peninsula. If you are unsure whether we cover your address, call us at 650-589-4855.
How quickly can a plumber arrive in San Mateo for an emergency?
Our goal for emergency calls in San Mateo is to dispatch a technician as quickly as possible — in most cases within one to two hours depending on current demand and your location. Because our team is based in South San Francisco, we have excellent access to San Mateo and the Peninsula via Highway 101 and El Camino Real. For the fastest response, call our emergency line directly at 650-589-4855 rather than submitting a web form.
Do you offer drain cleaning for older San Mateo homes?
Yes, and this is something we do regularly. Many San Mateo homes — particularly those in the Baywood-Aragon, Beresford, and older downtown residential neighborhoods — were built in the 1950s through 1970s and still have original cast iron or clay pipe drain systems. These older pipes are prone to root intrusion, buildup, and partial collapse. We use professional drain snaking and hydro jetting equipment, and we offer sewer camera inspections to diagnose problems before recommending a repair approach. You will receive an honest assessment and a clear upfront estimate.
Are you licensed and insured for plumbing in San Mateo, CA?
Yes. In & Out Plumbing & Construction holds California State License Board (CSLB) License # 878184 and is fully insured for both residential and commercial plumbing work. We have been serving San Mateo County since 1999 and comply with all California plumbing codes and permit requirements. For permitted work in San Mateo, we manage the permit process on your behalf to ensure the job is inspected and code-compliant.
Request Plumbing Service in San Mateo, CA
Ready to schedule service or need emergency help right now?
Call In & Out Plumbing & Construction at 650-589-4855 — available 24/7. You can also reach us through our contact form at inandoutplumbing.com/contact-us. We serve San Mateo, Foster City, Hillsborough, Burlingame, Belmont, and all of San Mateo County.
In & Out Plumbing & Construction | CSLB License # 878184 |
650-589-4855 | Serving San Mateo County since 1999