Storage tank
$1,600–$2,400Typical cost, including installation
WATER HEATER REPLACEMENT IN MCMINNVILLE
McMinnville Water Heater
Replacement
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See what replacement costs ↓MCMINNVILLE AT A GLANCE
Replacing a water heater in McMinnville.
McMinnville issues its own permits; a water heater is $66 plus Oregon's 12% state surcharge (August 2026 fee schedule). Electricity and water both come from city-owned McMinnville Water & Light, which pays $525–$675 toward a heat pump water heater that replaces an electric tank. Its reservoir water is soft, averaging 25 ppm.
- Permit to replace with the same type
- Yes · City of McMinnville Building Division
- Permit fee
- Building Fee Schedule effective August 1, 2026: water heater $66 as a plumbing item, plus Oregon's 12% state surcharge (about $73.92). A gas water heater is also a $66 home mechanical item (mechanical minimum $68.76), and a water heater flue vent is $66.
- Who gets the permit
- According to Oregon's Building Codes Division, whoever does the work, homeowner or contractor, gets the permit. Contractors need a Construction Contractors Board (CCB) license plus the right state plumbing contractor license, and licensed contractors may use state plumbing minor labels ($140 for 10) for water heater replacements. McMinnville's plumbing application has a property-owner statement that the work is on residential or farm property owned by the owner or a close family member; contractors list a CCB license number.
- Electric utility
- McMinnville Water & Light
- Gas utility
- NW Natural
- Water
- McMinnville Water & Light (McGuire and Haskins reservoirs) · Soft: 18–34 ppm, average 25 ppm, in McMinnville Water & Light's 2025 water quality report.
- Rebate worth checking
- MW&L heat pump water heater rebate (Active)
- Typical home
- Built 1991 (median) · 63% 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 McMinnville averages or guaranteed quotes.
Compare what each quote includes.Equipment · Labor · Permits · Old heater removalHow to compare quotes →
What we know about prices in McMinnville
- National installer’s published rangeThe ranges above. Home Depot ↗
- Local permit feeBuilding Fee Schedule effective August 1, 2026: water heater $66 as a plumbing item, plus Oregon's 12% state surcharge (about $73.92). A gas water heater is also a $66 home mechanical item (mechanical minimum $68.76), and a water heater flue vent is $66.. City of McMinnville Building Division 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 McMinnville average is shown.
What can change the price in McMinnville?
Gas water heater work and venting are mechanical permit items ($66 each for the heater and the flue vent in 2026). The city's fee comparison shows the 2026 fees rose from $64 in 2025.
02 / COMPANIES WE FOUND
Who replaces water heaters in McMinnville?
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 McMinnville 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 McMinnville 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 MCMINNVILLE
What McMinnville homes are like.
1991Median year built
34%Built before 1980
63%Owner-occupied
18%Heat with utility gas
68%Single-family homes
The median home was built in 1991. A first or second replacement is common in homes this age.
80% 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 McMinnville.
Code checks on a replacement
Oregon's code interpretation says replacement water heaters must meet current rules for earthquake straps, garage elevation, the relief valve drain, thermal expansion and combustion air, even in an existing home. Pipe sizing, drip pans and existing water pressure over 80 psi don't need upgrading.
A city power company means different rebates
McMinnville gets electricity from city-owned McMinnville Water & Light, which has its own heat pump water heater rebate. Energy Trust's heat pump water heater incentive is for PGE and Pacific Power customers.
MW&L – Heat pump water heater rebate ↗ · Energy Trust – Residential water heater incentives ↗
ENERGY & WATER
Who supplies McMinnville homes.
Energy
- Electric: McMinnville Water & Light (City-owned electric and water utility)
- Gas: NW Natural (Gas utility for Yamhill County)
McMinnville Water & Light – Energy efficiency rebates ↗ · Oregon Dept. of Energy – Yamhill County energy profile (2018) ↗
Water
McMinnville Water & Light (McGuire and Haskins reservoirs): Soft: 18–34 ppm, average 25 ppm, in McMinnville Water & Light's 2025 water quality report.
McMinnville Water & Light – Consumer Confidence Report 2025 ↗
REBATES & CREDITS
Rebates for McMinnville homes.
For McMinnville Water & Light and NW Natural customers in McMinnville. Ask installers for the price before rebates, then check with the program that you qualify.
- MW&L heat pump water heater rebate ↗Active$525 for a 40-gallon unit of any tier, $600 for a Tier 3 unit of 50 gallons or more, or $675 for a Tier 4 unit of 50 gallons or more, up to 75% of the heater's cost (not counting installation).
- 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 McMinnville.
Permits and who issues them
McMinnville issues its own plumbing and mechanical permits. Its fee schedule lists a water heater under both plumbing and home mechanical items, and the state says replacing a water heater needs a plumbing permit. Apply through the city's ePermitting system.
City of McMinnville Building Division ↗ · City of McMinnville – Building Fee Schedule effective August 1, 2026 ↗ · City of McMinnville – Building documents (fee comparison 2025 vs 2026) ↗ · City of McMinnville – Plumbing Permit Application (April 2021) ↗ · 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 McMinnville.
| City | Distance | Permit to replace | Fee | Electric |
|---|---|---|---|---|
| Newberg | 13 mi | Required | $26.11 | Portland General Electric |
| Sherwood | 20 mi | Required | $20.74 | Portland General Electric |
| Wilsonville | 22 mi | Required | $25 | Portland General Electric |
| Forest Grove | 22 mi | Required | $13.90 | Forest Grove Light & Power |
| Cornelius | 22 mi | Required | $13.90 | Portland General Electric |
| Tualatin | 23 mi | Required | $27.55 | Portland General Electric |
COMMON QUESTIONS
McMinnville water heater questions.
How much is a water heater permit in McMinnville?
$66 plus the 12% state surcharge, about $73.92 (schedule effective August 1, 2026).
Does McMinnville Water & Light offer a heat pump water heater rebate?
Yes: $525 to $675 depending on size and tier, up to 75% of the heater's cost, when it replaces an electric tank water heater in an existing home.
Is McMinnville water hard?
No. McMinnville Water & Light reports 18–34 ppm of hardness (average 25 ppm).
More guides: Oregon water heater replacement · All local guides