Storage tank
$1,600–$2,400Typical cost, including installation
WATER HEATER REPLACEMENT IN CEDAR MILL
Cedar Mill Water Heater
Replacement
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See what replacement costs ↓CEDAR MILL AT A GLANCE
Replacing a water heater in Cedar Mill.
Cedar Mill is unincorporated, so you get a water heater permit from Washington County. The FY 2026-27 minimum plumbing permit comes to $264.32 with the state surcharge. Owners of one- or two-family homes may do the work themselves. Tualatin Valley Water District supplies soft water, mostly from Portland's Bull Run source.
Cedar Mill is an unincorporated community in Washington County, so county offices handle permits.
- Permit to replace with the same type
- Yes · Washington County Land Use & Transportation – Building Services (unincorporated Washington County)
- Permit fee
- FY 2026-27 plumbing permit application (updated 07/2026): water heater $37, but the minimum permit fee is $236. With Oregon's 12% state surcharge, the minimum total is $264.32.
- Who gets the permit
- The county says the owner of a one- or two-family home may do the plumbing or hire a licensed plumbing contractor. A friend, neighbor, tenant or general contractor can't do it unless they're a licensed plumber working for a licensed plumbing contractor.
- Electric utility
- Portland General Electric
- Gas utility
- NW Natural
- Water
- Tualatin Valley Water District (TVWD). In 2025, 73% of TVWD's supply came from Portland's Bull Run and Columbia South Shore sources, with the rest from the Joint Water Commission and ASR; Willamette Water Supply System deliveries are expected as early as late 2026. · Soft: Portland Water Bureau supply 6–11 ppm (under 1 grain per gallon); Joint Water Commission supply about 34 ppm (2 grains per gallon). Mixing in groundwater in summer can raise hardness a bit.
- Rebate worth checking
- Energy Trust heat pump water heater incentive (Active)
- Typical home
- Built 1992 (median) · 77% owner-occupied
- Companies found
- 1 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 Cedar Mill averages or guaranteed quotes.
Compare what each quote includes.Equipment · Labor · Permits · Old heater removalHow to compare quotes →
What we know about prices in Cedar Mill
- National installer’s published rangeThe ranges above. Home Depot ↗
- Local permit feeFY 2026-27 plumbing permit application (updated 07/2026): water heater $37, but the minimum permit fee is $236. With Oregon's 12% state surcharge, the minimum total is $264.32.. Washington County Land Use & Transportation – Building Services (unincorporated Washington County) fee source ↗
- Local company’s advertised priceNone of the local company websites we checked list a full installed price.
- Measured local dataNot collected yet, so no Cedar Mill average is shown.
What can change the price in Cedar Mill?
You also need a permit to change pipes inside a wall or ceiling or under a floor, and for underground pipes.
02 / COMPANIES WE FOUND
Who replaces water heaters in Cedar Mill?
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 →
Roto-Rooter Plumbing & Water Cleanup (Portland)
Lists Cedar Mill 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.
Order: companies based in Cedar Mill 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 ↗.
See before-and-after replacement examples from independent companies →
HOMES IN CEDAR MILL
What Cedar Mill homes are like.
1992Median year built
36%Built before 1980
77%Owner-occupied
70%Heat with utility gas
80%Single-family homes
The median home was built in 1992. A first or second replacement is common in homes this age.
70% of homes heat with utility gas, so gas water heaters with existing venting are common here.
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 Cedar Mill.
What the inspector checks
Oregon's statewide guidance says a replacement water heater in an existing home still has to meet today's code for earthquake straps, raising the heater in a garage, the relief valve drain line, thermal expansion protection and combustion air. Pipe sizing, a drip pan and existing water pressure above 80 psi don't have to be brought up to code.
The county minimum makes small permits pricey
The water heater item is only $37, but Washington County's $236 minimum plumbing fee (FY 2026-27) applies. A basic swap costs $264.32 with the state surcharge.
ENERGY & WATER
Who supplies Cedar Mill homes.
Energy
- Electric: Portland General Electric (Electric utility for Washington County)
- Gas: NW Natural (Gas utility for Washington County)
Oregon Dept. of Energy – Washington County energy profile (2018) ↗
Water
Tualatin Valley Water District (TVWD). In 2025, 73% of TVWD's supply came from Portland's Bull Run and Columbia South Shore sources, with the rest from the Joint Water Commission and ASR; Willamette Water Supply System deliveries are expected as early as late 2026.: Soft: Portland Water Bureau supply 6–11 ppm (under 1 grain per gallon); Joint Water Commission supply about 34 ppm (2 grains per gallon). Mixing in groundwater in summer can raise hardness a bit.
Cedar Mill News – What is Cedar Mill? (service providers) ↗ · TVWD – System water chemistry ↗ · TVWD – Water Quality Report 2026 ↗
REBATES & CREDITS
Rebates for Cedar Mill homes.
For Portland General Electric and NW Natural customers in Cedar Mill. 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 Cedar Mill.
Permits and who issues them
Washington County says replacing a water heater needs a permit. Small repairs and swapping fixtures you can reach on your own property don't, but water heaters are listed separately as needing one. Apply on the county's Building and Development Application Services online portal.
Washington County Land Use & Transportation – Building Services (unincorporated Washington County) ↗ · Washington County – When do I need a permit for plumbing work? ↗ · Washington County – When is a plumbing permit not required? ↗ · Washington County – Building Services FAQ (owner plumbing work) ↗ · Washington County – Plumbing Permit Application FY 2026-27 ↗ · Oregon BCD – Plumbing minor labels ↗
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 Cedar Mill.
| City | Distance | Permit to replace | Fee | Electric |
|---|---|---|---|---|
| Oak Hills | 2 mi | Required (county) | $37 | Portland General Electric |
| Bethany | 3 mi | Required (county) | $37, | Portland General Electric |
| Beaverton | 4 mi | Required | $27.83 | Portland General Electric |
| Aloha | 5 mi | Required (county) | $37 | Portland General Electric |
| Hillsboro | 7 mi | Required | $35.40 | Portland General Electric |
| Portland | 7 mi | Required | $63 | Portland General Electric, Pacific Power |
COMMON QUESTIONS
Cedar Mill water heater questions.
Do I need a permit to replace a water heater in Cedar Mill?
Yes. Washington County says replacing a water heater needs a plumbing permit.
How much is the permit?
The county minimum of $236 plus the 12% state surcharge: $264.32 total (FY 2026-27 application).
Can I replace my own water heater?
Yes, if you own and live in a one- or two-family home. Friends, tenants and general contractors can't do the plumbing unless they're licensed plumbers working for a licensed plumbing contractor.
Washington County – Building Services FAQ (owner plumbing work) ↗
More guides: Oregon water heater replacement · All local guides