Storage tank
$1,600–$2,400Typical cost, including installation
WATER HEATER REPLACEMENT IN GLADSTONE
Gladstone, OR Water Heater
Replacement
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GLADSTONE AT A GLANCE
Replacing a water heater in Gladstone.
You need a plumbing permit to replace a water heater in Gladstone, but Clackamas County, not the city, issues and inspects it. You pay the county's $123 plumbing minimum plus Oregon's 12% surcharge. The city runs its own water system, buying Clackamas River water from the North Clackamas County Water Commission.
- Permit to replace with the same type
- Yes · Clackamas County Building Codes Division (for the City of Gladstone)
- Permit fee
- Clackamas County Building Division Fees, 2026/2027: water heater $31.75, but the plumbing minimum is $123, plus Oregon's 12% state surcharge (about $137.76).
- Who gets the permit
- The permit goes to whoever does the work, homeowner or contractor, according to Oregon's Building Codes Division. A hired company needs a Construction Contractors Board license and the proper state plumbing contractor license, and licensed contractors can use state plumbing minor labels ($140 for 10) for water heater replacements. The county accepts homeowner applications, with homeowner responsibility forms, by email or in its Oregon City lobby.
- Electric utility
- Portland General Electric
- Gas utility
- NW Natural
- Water
- City of Gladstone water system (serves about 12,100 people; water bought wholesale from the North Clackamas County Water Commission, which treats Clackamas River water)
- Rebate worth checking
- Energy Trust heat pump water heater incentive (Active)
- Typical home
- Built 1976 (median) · 65% owner-occupied
- Companies found
- 8 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 Gladstone averages or guaranteed quotes.
Compare what each quote includes.Equipment · Labor · Permits · Old heater removalHow to compare quotes →
What we know about prices in Gladstone
- National installer’s published rangeThe ranges above. Home Depot ↗
- Local permit feeClackamas County Building Division Fees, 2026/2027: water heater $31.75, but the plumbing minimum is $123, plus Oregon's 12% state surcharge (about $137.76).. Clackamas County Building Codes Division (for the City of Gladstone) fee source ↗
- Local company’s advertised price2 of the companies listed for Gladstone post water heater prices or specials on their websites: Cornel's Plumbing, Heating & Air, Mr. Rooter Plumbing of Portland. Each offer has its own conditions.
- Measured local dataNot collected yet, so no Gladstone average is shown.
What can change the price in Gladstone?
The county also issues electrical permits (minimum $123 in 2026/2027). A new circuit for a heat pump water heater is a separate county electrical permit.
02 / COMPANIES WE FOUND
Who replaces water heaters in Gladstone?
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 →
Central Air Heating, Cooling & Plumbing
Lists Gladstone 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 Gladstone 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.
Fast Water Heater Co. (Oregon)
Lists Gladstone 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.
Mr. Rooter Plumbing of Portland
Lists Gladstone among the areas it serves. Based in Portland.
- Tank
- Tankless
- Heat pump
- Repair
- Emergency service
Published price: Coupon: '$200 Off Water Heater Installation' (valid toward qualifying water heater installation; expires 01/31/2027). No base installed prices published.
What the reviews say
Water heater feedback A customer praised short-notice service that included replacing a corroded water heater part and a clean work area.
Worth knowing No water heater complaints found in the sources checked.
1 water heater review read, checked September 30, 2026.
Roto-Rooter Plumbing & Water Cleanup (Portland)
Lists Gladstone 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
We haven’t found reviews that mention this company’s water heater work yet.
Sky Heating, AC, Plumbing & Electrical
Lists Gladstone among the areas it serves. Based in Tualatin.
- Tank
- Tankless
- Repair
- Emergency service
What the reviews say
We haven’t found reviews that mention this company’s water heater work yet.
Terry Massey Plumbing
Lists Gladstone among the areas it serves. Based in Milwaukie.
What the reviews say
We haven’t found reviews that mention this company’s water heater work yet.
Order: companies based in Gladstone 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 GLADSTONE
What Gladstone homes are like.
1976Median year built
63%Built before 1980
65%Owner-occupied
52%Heat with utility gas
68%Single-family homes
About 63% of homes were built before 1980. Older homes often have older venting, smaller closets and shutoff valves that should be checked before install day.
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 Gladstone.
Rules the new heater must follow
Oregon's statewide interpretation requires a replacement water heater to meet current code for earthquake straps, being raised up in a garage, the relief valve's drain line, thermal expansion and combustion air, even in an older home. Undersized pipes, no drip pan, or water pressure over 80 psi don't have to be corrected.
The county, not the city, inspects plumbing
Clackamas County's table lists the county, not Gladstone, for plumbing review and every plumbing inspection, plus mechanical and electrical permits. The city only inspects building sewers.
Clackamas County – Building permit responsibility by jurisdiction ↗
ENERGY & WATER
Who supplies Gladstone homes.
Energy
- Electric: Portland General Electric (Electric company for Clackamas County)
- Gas: NW Natural (Natural gas company for Clackamas County)
Oregon Dept. of Energy – Clackamas County energy profile (2018) ↗
Water
City of Gladstone water system (serves about 12,100 people; water bought wholesale from the North Clackamas County Water Commission, which treats Clackamas River water)
Oregon Health Authority – City of Gladstone bilateral compliance agreement (Nov. 2025) ↗
REBATES & CREDITS
Rebates for Gladstone homes.
For Portland General Electric and NW Natural customers in Gladstone. 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 Gladstone.
Permits and who issues them
Clackamas County requires a permit before you change or install any plumbing, and the state says replacing a water heater needs a plumbing permit. Applications go in online or at 150 Beavercreek Road, Oregon City (Development Services Building). The county's table of who does what shows the county handling plumbing review and inspections, mechanical and electrical in Gladstone; the city only inspects building sewers. The city must approve a building application before the county accepts it.
Clackamas County Building Codes Division (for the City of Gladstone) ↗ · Clackamas County – Plumbing permits ↗ · Clackamas County – Building Division Fees (2026/2027) ↗ · Clackamas County – Navigating the permit process ↗ · Oregon BCD – About Oregon residential building permits ↗ · 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 Gladstone.
| City | Distance | Permit to replace | Fee | Electric |
|---|---|---|---|---|
| Oatfield | 2 mi | Required (county) | $31.75 | Portland General Electric |
| West Linn | 3 mi | Required | $34 | Portland General Electric |
| Oak Grove | 3 mi | Required (county) | $31.75 | Portland General Electric |
| Oregon City | 3 mi | Required | $38 | Portland General Electric |
| Milwaukie | 4 mi | Required | $33.60 | Portland General Electric |
| Happy Valley | 5 mi | Required | $35, | Portland General Electric |
COMMON QUESTIONS
Gladstone water heater questions.
Does Gladstone or Clackamas County issue water heater permits?
Clackamas County. Its table lists the county for plumbing review and inspections in Gladstone.
How much is the permit?
Clackamas County's 2026/2027 schedule lists $31.75 for a water heater, with a $123 plumbing minimum, plus the 12% state surcharge (about $137.76).
More guides: Oregon water heater replacement · All local guides