Storage tank
$1,600–$2,400Typical cost, including installation
WATER HEATER REPLACEMENT IN HAPPY VALLEY
Happy Valley Water Heater
Replacement
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See what replacement costs ↓HAPPY VALLEY AT A GLANCE
Replacing a water heater in Happy Valley.
You need a plumbing permit to replace a water heater in Happy Valley. The water heater line is $35, with a $104 minimum plus Oregon's 12% surcharge (FY 2026-27); gas units may also need a mechanical permit. Homeowners can pull the permit by signing an owner-installation statement. Clackamas County handles electrical permits. Sunrise Water Authority supplies water.
- Permit to replace with the same type
- Yes · City of Happy Valley Building Division (plumbing and mechanical); Clackamas County (electrical)
- Permit fee
- FY 2026-27 fee schedule (effective 7/1/2026): water heater $35, minimum plumbing permit $104, plus a 12% state surcharge (about $116.48).
- Who gets the permit
- A homeowner can apply by signing the 'Home Owner Installation' statement on the application, saying the property is theirs and not meant for sale, lease, rent or exchange. Otherwise, a plumbing contractor lists Construction Contractors Board, plumbing business and journeyman plumber license numbers.
- Electric utility
- Portland General Electric
- Gas utility
- NW Natural
- Water
- Sunrise Water Authority (city has an IGA with Sunrise)
- Rebate worth checking
- Energy Trust heat pump water heater incentive (Active)
- Typical home
- Built 2009 (median) · 79% owner-occupied
- Companies found
- 10 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 Happy Valley averages or guaranteed quotes.
Compare what each quote includes.Equipment · Labor · Permits · Old heater removalHow to compare quotes →
What we know about prices in Happy Valley
- National installer’s published rangeThe ranges above. Home Depot ↗
- Local permit feeFY 2026-27 fee schedule (effective 7/1/2026): water heater $35, minimum plumbing permit $104, plus a 12% state surcharge (about $116.48).. City of Happy Valley Building Division (plumbing and mechanical); Clackamas County (electrical) fee source ↗
- Local company’s advertised price2 of the companies listed for Happy Valley 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 Happy Valley average is shown.
What can change the price in Happy Valley?
The home mechanical schedule lists 'Gas Water Heater' ($27) and 'Flue for Water Heater or Gas Fireplace' ($27), with a $104 mechanical minimum, so a gas heater may need a mechanical permit too. Clackamas County handles electrical permits and inspections.
02 / COMPANIES WE FOUND
Who replaces water heaters in Happy Valley?
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 Happy Valley 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 Happy Valley 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 Happy Valley 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 Happy Valley 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.
Meticulous Plumbing
Lists Happy Valley among the areas it serves. Based in Portland.
- Tank
- Tankless
- Repair
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.
Mr. Rooter Plumbing of Portland
Lists Happy Valley 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 Happy Valley 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.
What the reviews say
We haven’t found reviews that mention this company’s water heater work yet.
Terry Massey Plumbing
Lists Happy Valley 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 Happy Valley 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 HAPPY VALLEY
Photos of water heater jobs from these companies.
HOMES IN HAPPY VALLEY
What Happy Valley homes are like.
2009Median year built
12%Built before 1980
79%Owner-occupied
64%Heat with utility gas
80%Single-family homes
About 46% of homes were built since 2010, so many original water heaters are reaching the age when replacement planning makes sense.
64% 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 Happy Valley.
Homeowners can install with a signed statement
Happy Valley's plumbing application has a Home Owner Installation box. You sign that you own the property and that it isn't meant for sale, lease, rent or exchange.
Electrical permits come from Clackamas County
A new circuit for an electric or heat pump water heater needs a Clackamas County electrical permit. The city doesn't issue electrical permits.
ENERGY & WATER
Who supplies Happy Valley 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
Sunrise Water Authority (city has an IGA with Sunrise)
REBATES & CREDITS
Rebates for Happy Valley homes.
For Portland General Electric and NW Natural customers in Happy Valley. 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 Happy Valley.
Permits and who issues them
Happy Valley's residential plumbing permit application (revised 7/1/2026) lists a water heater as a permit item, and Oregon's small-repair exemption leaves out water heater replacement. Send the plumbing permit application to the Building Division (16000 SE Misty Drive; 503-783-3800; permits@happyvalleyor.gov).
Contractor applications need an Oregon CCB license, a plumbing business license and a journeyman plumber license number.
City of Happy Valley Building Division (plumbing and mechanical); Clackamas County (electrical) ↗ · City of Happy Valley – Plumbing Permit Application (revised 7.1.2026) ↗ · City of Happy Valley – Fiscal Year 2026-27 Fee Schedule (effective 7/1/2026) ↗ · City of Happy Valley – Building Division ↗ · OAR 918-780-0035 ↗
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 Happy Valley.
| City | Distance | Permit to replace | Fee | Electric |
|---|---|---|---|---|
| Damascus | 3 mi | Required (county) | $31.75 | Portland General Electric |
| Oatfield | 4 mi | Required (county) | $31.75 | Portland General Electric |
| Gladstone | 5 mi | Required | $31.75 | Portland General Electric |
| Milwaukie | 5 mi | Required | $33.60 | Portland General Electric |
| Gresham | 6 mi | Required | $62, | Portland General Electric |
| Oak Grove | 6 mi | Required (county) | $31.75 | Portland General Electric |
COMMON QUESTIONS
Happy Valley water heater questions.
How much is a water heater permit in Happy Valley?
Under the FY 2026-27 schedule, the water heater line is $35 but the minimum plumbing permit is $104, plus a 12% state surcharge: about $116.
Can I pull the permit myself?
Yes, if you own the home and it isn't meant for sale or rent. Sign the Home Owner Installation statement on the application.
Who handles the electrical permit?
Clackamas County issues and inspects electrical permits in Happy Valley.
More guides: Oregon water heater replacement · All local guides