Storage tank
$1,600–$2,400Typical cost, including installation
WATER HEATER REPLACEMENT IN BEAVERTON
Beaverton Water Heater
Replacement
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Replacing a water heater in Beaverton.
You need a plumbing permit to replace a water heater in Beaverton; apply on the city's BEPS online system. One heater costs the $132.40 minimum plus Oregon's 12% surcharge (Feb 2026 fee schedule). Most homes get soft Joint Water Commission water from the city; the rest get Tualatin Valley Water District water.
- Permit to replace with the same type
- Yes · City of Beaverton Building Division
- Permit fee
- Plumbing permit (fee schedule B70-1108, effective 2/1/26–1/31/27): water heater $27.83, but the minimum permit fee is $132.40, plus a 12% state surcharge (about $148.29). The mechanical schedule also lists a water heater at $31.94 (minimum $133.75) for gas-burning appliances.
- Who gets the permit
- The Beaverton pages we checked don't cover homeowner rules. Under Oregon rules, owners may do plumbing on their own home; anyone else must be a licensed plumbing contractor. Beaverton has a Contractor Authorization Form for contractors.
- Electric utility
- Portland General Electric
- Gas utility
- NW Natural
- Water
- City of Beaverton Water (about 82% of residents; Joint Water Commission / upper Tualatin River); Tualatin Valley Water District serves the rest · Soft. Beaverton's 2023 report said city water usually runs 1.5–3 grains per gallon, near 5 when summer groundwater is mixed in. The city's newest report (2025 data) gives no hardness number. TVWD lists its Joint Water Commission supply at about 34 ppm (2 grains per gallon) and its Portland supply at 6–11 ppm.
- Rebate worth checking
- Energy Trust heat pump water heater incentive (Active)
- Typical home
- Built 1987 (median) · 51% owner-occupied
- Companies found
- 13 that advertise water heater work
01 / TYPICAL PRICES
What a new water heater costs.
Know before you call.
Heat-pump tank
$2,500–$5,000Typical cost, including installation
Tankless
$2,400–$5,400Typical cost, including installation
AI equipment illustrations; models vary and images are not to scale. Typical national prices from Home Depot ↗, checked September 28, 2026. The source doesn’t say how many jobs the ranges are based on. These are not Beaverton averages or guaranteed quotes.
Compare what each quote includes.Equipment · Labor · Permits · Old heater removalHow to compare quotes →
What we know about prices in Beaverton
- National installer’s published rangeThe ranges above. Home Depot ↗
- Local permit feePlumbing permit (fee schedule B70-1108, effective 2/1/26–1/31/27): water heater $27.83, but the minimum permit fee is $132.40, plus a 12% state surcharge (about $148.29). The mechanical schedule also lists a water heater at $31.94 (minimum $133.75) for gas-burning appliances.. City of Beaverton Building Division fee source ↗
- Local company’s advertised price3 of the companies listed for Beaverton post water heater prices or specials on their websites: Cornel's Plumbing, Heating & Air, Mr. Rooter Plumbing of West Portland, Rossco Plumbing. Each offer has its own conditions.
- Measured local dataNot collected yet, so no Beaverton average is shown.
What can change the price in Beaverton?
The mechanical schedule lists 'Water Heater' under other fuel appliances ($31.94) and 'Vent for appliance other than furnace' ($31.94), so gas venting work needs a mechanical permit. The pages we checked don't say when a gas swap needs both permits. The same Building Division handles electrical permits.
02 / COMPANIES WE FOUND
Who replaces water heaters in Beaverton?
Companies that advertise water heater replacement here, with what their water heater customers say.
Companies we found in our research. They are not Ember & Tank providers or partners. We show selected reviews, not a rating or every review. How we choose reviews →
1-800-Plumber +Air of Portland
Lists Beaverton among the areas it serves. Based in Beaverton.
- Tank
- Tankless
- Repair
- Emergency service
What the reviews say
We haven’t found reviews that mention this company’s water heater work yet.
Central Air Heating, Cooling & Plumbing
Lists Beaverton among the areas it serves. Based in Portland.
- Tank
- Tankless
- Repair
- Emergency service
What the reviews say
Water heater feedback Customers praised quick scheduling, clear explanations and a final water heater replacement cost that matched the quote.
Worth knowing No water heater complaints found in the sources checked.
2 water heater reviews read, checked September 30, 2026.
Cornel's Plumbing, Heating & Air
Lists Beaverton among the areas it serves. Based in Portland.
- Tank
- Tankless
- Repair
- Emergency service
Published price: Coupons: 'Water Heater Installation – $250 Off' and 'Full Water Heater Inspection' $89 (reg. $149); both expire September 30, 2026; cannot be combined. No base installed prices published.
What the reviews say
Water heater feedback Testimonials praised a fast, polite replacement crew and a tankless service technician who explained the work and documented it with photos and video.
Worth knowing No water heater complaints found in the sources checked.
2 water heater reviews read, checked September 30, 2026.
D&F Plumbing, Heating and Cooling
Lists Beaverton among the areas it serves. Based in Portland.
- Tank
- Tankless
- Heat pump
- Repair
- Emergency service
What the reviews say
Water heater feedback BBB reviewers praised same-day water heater replacements, clear explanations of options, and help diagnosing tankless parts under warranty.
Worth knowing One BBB reviewer said a technician left residue from water heater work across the basement floor without telling them and repeated cleanup requests went unanswered (the company apologized and said it would take the feedback into account).
4 water heater reviews read, checked September 30, 2026.
Fast Water Heater Co. (Oregon)
Lists Beaverton among the areas it serves. Based in Troutdale (Oregon office; company HQ Woodinville, WA).
- Tank
- Tankless
- Heat pump
- Repair
- Emergency service
What the reviews say
Water heater feedback Oregon reviewers praised same-day installs after a failure, punctual and kind installers, and prices and warranties they found reasonable.
Worth knowing A Portland reviewer said a $1,749 basic install rose to $3,000 with code items including a $500 leak detector the county said was not required, and another said the company wrongly claimed rebate eligibility, costing a $1,200 rebate.
3 water heater reviews read, checked September 30, 2026.
M T Dunn Plumbing
Lists Beaverton among the areas it serves. Based in Hillsboro.
- Tank
- Tankless
- Repair
- Emergency service
What the reviews say
Water heater feedback A reviewer praised a water heater installation done quickly, professionally and cleanly.
Worth knowing No water heater complaints found in the sources checked.
1 water heater review read, checked September 30, 2026.
What the reviews say
Water heater feedback Reviewers praised quick response, next-day water heater replacement, tidy work and technicians who explained the controls.
Worth knowing No water heater complaints found in the sources checked.
4 water heater reviews read, checked September 30, 2026.
Roto-Rooter Plumbing & Water Cleanup (Portland)
Lists Beaverton among the areas it serves. Based in Portland.
- Tank
- Tankless
- Heat pump
- Repair
- Emergency service
What the reviews say
Water heater feedback Reviewers praised quick, friendly water heater replacement and troubleshooting, including a small extra fix done free.
Worth knowing No Portland-specific water heater complaints were found in the sources checked; national BBB complaints about Roto-Rooter water heater work could not be tied to this location.
3 water heater reviews read, checked September 30, 2026.
What the reviews say
Water heater feedback Republished reviews praised quick scheduling, clear explanations of options, clean installs and competitive prices.
Worth knowing No water heater complaints found in the sources checked; the accounts come from a company-curated reviews page.
5 water heater reviews read, checked September 30, 2026.
What the reviews say
We haven’t found reviews that mention this company’s water heater work yet.
Also listing Beaverton: Mr. Rooter Plumbing of West Portland, Rossco Plumbing, Sun Glow Inc..
Order: companies based in Beaverton first, then companies whose water heater reviews we’ve read. Each group is alphabetical. These businesses are not our employees or vetted partners and do not receive requests from Ember & Tank. We haven’t checked their license, insurance or quality of work. Oregon CCB license search ↗.
FROM COMPANIES SERVING BEAVERTON
Photos of water heater jobs from these companies.
HOMES IN BEAVERTON
What Beaverton homes are like.
1987Median year built
38%Built before 1980
51%Owner-occupied
42%Heat with utility gas
53%Single-family homes
The median home was built in 1987. A first or second replacement is common in homes this age.
56% of homes heat with electricity, which usually means an electric water heater. It’s worth getting a price on a heat pump model too.
U.S. Census Bureau, American Community Survey ACS 2024 5-year ↗ (2020-2024). Heating fuel is what homes use to heat the house. It often, but not always, matches the water heater’s fuel.
LOCAL CONDITIONS
What’s different in Beaverton.
Two water providers inside the city
Beaverton's own water utility serves about 88,000 of the city's roughly 98,000 residents; the rest get Tualatin Valley Water District water. Both are soft, though hardness goes up a little in summer when groundwater or stored well water is mixed in.
City of Beaverton – Water Quality ↗ · TVWD – System Water Chemistry ↗
The minimum fee sets the price
The $27.83 water heater item is well below Beaverton's $132.40 plumbing minimum, so one water heater permit costs the minimum plus the 12% state surcharge.
ENERGY & WATER
Who supplies Beaverton homes.
Energy
- Electric: Portland General Electric
- Gas: NW Natural
Oregon Department of Energy – Oregon electric utility service areas (ArcGIS layer) ↗ · NW Natural – About NW Natural ↗
Water
City of Beaverton Water (about 82% of residents; Joint Water Commission / upper Tualatin River); Tualatin Valley Water District serves the rest: Soft. Beaverton's 2023 report said city water usually runs 1.5–3 grains per gallon, near 5 when summer groundwater is mixed in. The city's newest report (2025 data) gives no hardness number. TVWD lists its Joint Water Commission supply at about 34 ppm (2 grains per gallon) and its Portland supply at 6–11 ppm.
City of Beaverton – Water Quality ↗ · City of Beaverton – 2023 Water Quality Report (PDF) ↗ · City of Beaverton – Water Quality Report, reporting year 2025 (PDF) ↗ · TVWD – System Water Chemistry ↗
REBATES & CREDITS
Rebates for Beaverton homes.
For Portland General Electric and NW Natural customers in Beaverton. Ask installers for the price before rebates, then check with the program that you qualify.
- Energy Trust heat pump water heater incentive ↗Active$1,200 for a Tier 3 or higher heat pump water heater installed by a licensed contractor in an existing home, applied as an instant discount through the distributor.
- Energy Trust gas tankless water heater incentive ↗Active$400 for an ENERGY STAR gas tankless water heater that replaces an existing gas storage tank water heater.
- Oregon Home Energy Rebates (IRA HEAR and HOMES) ↗Not launchedOregon received over $113 million for the two federal rebate programs, but ODOE says no rebates are currently available and there is no application opening date.
- Federal Energy Efficient Home Improvement Credit (25C) ↗EndedCovered improvements made through December 31, 2025.
Checked September 30, 2026. Who qualifies and the conditions: Oregon rebates · How to check an incentive.
PERMITS & LICENSING
Permits and licenses in Beaverton.
Permits and who issues them
Beaverton's plumbing fee schedule lists water heaters as a permit item, and Oregon's exemption for small repairs leaves out water heater replacement, so you need a plumbing permit. Apply through the Beaverton Electronic Permitting System (BEPS). The permit counter at 12725 SW Millikan Way is open Monday–Thursday.
City of Beaverton Building Division ↗ · City of Beaverton – Building Permit Fee Schedule B70-1108 (effective 2/1/26–1/31/27) ↗ · City of Beaverton – Forms & Checklists ↗ · City of Beaverton – Apply for Permits (BEPS) ↗ · OAR 918-780-0035 – Minor repairs exemption excludes water heaters ↗ · OAR 918-695-0020 – Owner's own residence exemption ↗
Check the installer’s license
Ask for the license number and search it yourself on the Oregon CCB license search ↗. A listing on Ember & Tank is not a license check. Oregon licensing explained →
NEARBY CITIES
Compare places near Beaverton.
| City | Distance | Permit to replace | Fee | Electric |
|---|---|---|---|---|
| Aloha | 3 mi | Required (county) | $37 | Portland General Electric |
| Cedar Mill | 4 mi | Required (county) | $37, | Portland General Electric |
| Tigard | 4 mi | Required | $37.52 | Portland General Electric |
| Oak Hills | 4 mi | Required (county) | $37 | Portland General Electric |
| Bethany | 6 mi | Required (county) | $37, | Portland General Electric |
| Hillsboro | 7 mi | Required | $35.40 | Portland General Electric |
COMMON QUESTIONS
Beaverton water heater questions.
How much is a water heater permit in Beaverton?
About $148: the schedule effective Feb 1, 2026 lists a water heater at $27.83, but the minimum permit fee is $132.40, plus a 12% state surcharge.
Can I skip the permit for a simple swap?
No. Oregon's exemption for small plumbing repairs specifically leaves out replacing water heaters.
Is Beaverton water hard?
No. The city has called its water soft, usually 1.5–3 grains per gallon (2023 report), rising toward 5 when summer groundwater is mixed in.
More guides: Oregon water heater replacement · All local guides