Storage tank
$1,600–$2,400Typical cost, including installation
WATER HEATER REPLACEMENT IN OAK GROVE
Oak Grove Water Heater
Replacement
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See what replacement costs ↓OAK GROVE AT A GLANCE
Replacing a water heater in Oak Grove.
Oak Grove is unincorporated, so you get a water heater permit from Clackamas County. For 2026/27 it's $31.75 per heater, but the $123 minimum applies, plus Oregon's 12% surcharge. Homeowners can get basic permits for their own homes. PGE, NW Natural and Oak Lodge Water Services serve the area.
Oak Grove is an unincorporated community in Clackamas County, so county offices handle permits.
- Permit to replace with the same type
- Yes · Clackamas County Building Codes (unincorporated area)
- Permit fee
- Clackamas County 2026/2027 fees: water heater $31.75, with a $123 plumbing minimum, plus Oregon's 12% surcharge (about $137.76).
- Who gets the permit
- For your own home, you can get a 'basic homeowner' plumbing, mechanical or electrical permit without going through Development Direct. Licensed contractors apply online through Development Direct; as of April 1, 2026, the county won't take contractor applications by email. Oregon lets only the owner or a licensed plumbing contractor do the work.
- Electric utility
- Portland General Electric
- Gas utility
- NW Natural
- Water
- Oak Lodge Water Services (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 1969 (median) · 65% owner-occupied
- Companies found
- 4 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 Oak Grove averages or guaranteed quotes.
Compare what each quote includes.Equipment · Labor · Permits · Old heater removalHow to compare quotes →
What we know about prices in Oak Grove
- National installer’s published rangeThe ranges above. Home Depot ↗
- Local permit feeClackamas County 2026/2027 fees: water heater $31.75, with a $123 plumbing minimum, plus Oregon's 12% surcharge (about $137.76).. Clackamas County Building Codes (unincorporated area) fee source ↗
- Local company’s advertised price1 of the companies listed for Oak Grove post water heater prices or specials on their websites: Cornel's Plumbing, Heating & Air. Each offer has its own conditions.
- Measured local dataNot collected yet, so no Oak Grove average is shown.
What can change the price in Oak Grove?
Home mechanical permits also have a $123 minimum. If work begins before the permit is issued, plumbing fees double, except in a proven emergency, which gives you 5 days to get the permit.
02 / COMPANIES WE FOUND
Who replaces water heaters in Oak Grove?
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 →
Cornel's Plumbing, Heating & Air
Lists Oak Grove 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 Oak Grove 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.
Roto-Rooter Plumbing & Water Cleanup (Portland)
Lists Oak Grove 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.
Terry Massey Plumbing
Lists Oak Grove 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 Oak Grove 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 OAK GROVE
What Oak Grove homes are like.
1969Median year built
74%Built before 1980
65%Owner-occupied
48%Heat with utility gas
68%Single-family homes
About 74% 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 Oak Grove.
County permits, district water
Because Oak Grove is unincorporated, Clackamas County issues every type of permit. Water comes from Oak Lodge Water Services, which serves Oak Grove, Jennings Lodge and parts of Milwaukie and Gladstone.
Clackamas County – Building Permit Responsibility by Jurisdiction ↗ · Oak Lodge Water Services 2025 Water Quality Report ↗
ENERGY & WATER
Who supplies Oak Grove 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
Oak Lodge Water Services (water bought wholesale from the North Clackamas County Water Commission, which treats Clackamas River water)
Oak Lodge Water Services – Water Quality Report page ↗ · Oak Lodge Water Services – 2025 Annual Water Quality Report (PDF) ↗
REBATES & CREDITS
Rebates for Oak Grove homes.
For Portland General Electric and NW Natural customers in Oak Grove. 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 Oak Grove.
Permits and who issues them
Before any plumbing is changed or installed, Clackamas County Building Codes requires a permit, and water heaters are on its fee table. Oregon's small-repair exemption doesn't include water heater replacement. Unincorporated areas get every type of permit from the county (150 Beavercreek Road, Oregon City; 503-742-4240).
Contractors must hold an Oregon Construction Contractors Board license. Sewer installers also need a state plumbing business license, the county notes.
Clackamas County Building Codes (unincorporated area) ↗ · Clackamas County – Building Codes ↗ · Clackamas County – Plumbing Permits ↗ · Clackamas County – Building Division Fees (2026/2027) ↗ · OAR 918-780-0035 ↗ · Clackamas County – Building Permit Responsibility by Jurisdiction ↗
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 Oak Grove.
| City | Distance | Permit to replace | Fee | Electric |
|---|---|---|---|---|
| Oatfield | 2 mi | Required (county) | $31.75 | Portland General Electric |
| Milwaukie | 2 mi | Required | $33.60 | Portland General Electric |
| Gladstone | 3 mi | Required | $31.75 | Portland General Electric |
| Lake Oswego | 3 mi | Required | $24, | Portland General Electric |
| West Linn | 3 mi | Required | $34 | Portland General Electric |
| Oregon City | 5 mi | Required | $38 | Portland General Electric |
COMMON QUESTIONS
Oak Grove water heater questions.
Who issues water heater permits in Oak Grove?
Clackamas County Building Codes, which issues every type of permit in unincorporated areas.
Clackamas County – Building Permit Responsibility by Jurisdiction ↗
How much is the permit?
$31.75 for a water heater, but the $123 minimum applies, plus the 12% state surcharge: about $138 (county 2026/2027 fees).
What happens if the work starts before the permit?
The county doubles plumbing permit fees if the install starts before the permit is issued. In a proven emergency, you have 5 days to get the permit.
More guides: Oregon water heater replacement · All local guides