Storage tank
$1,600–$2,400Typical cost, including installation
WATER HEATER REPLACEMENT IN SHERWOOD
Sherwood Water Heater
Replacement
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See what replacement costs ↓SHERWOOD AT A GLANCE
Replacing a water heater in Sherwood.
Sherwood issues its own plumbing permit for a water heater replacement; Washington County handles electrical. It's one of the few Portland-area cities that drinks treated Willamette River water, from the Willamette River Water Treatment Plant, with Portland's Bull Run and the city's old wells kept only as emergency backups. It's a young suburb (median home built 1997), and about two-thirds of households heat with gas.
- Permit to replace with the same type
- Yes · City of Sherwood Building Division
- Permit fee
- FY 2026-27 Master Fees and Charges (effective July 1, 2026): water heater $20.74 as a plumbing item, with an $84.17 plumbing minimum, plus Oregon's 12% state surcharge (about $94.27). As a mechanical item, a water heater is $26.98 including the vent, also with an $84.17 minimum.
- Who gets the permit
- Under state rules, the permit goes to whoever does the job, homeowner or contractor. A company you hire needs a Construction Contractors Board license plus the matching state plumbing contractor license; it can also use state plumbing minor labels ($140 for 10) for water heater swaps.
- Electric utility
- Portland General Electric
- Gas utility
- NW Natural
- Water
- City of Sherwood (Willamette River Water Treatment Plant; Bull Run and city wells as emergency backup only)
- Rebate worth checking
- Energy Trust heat pump water heater incentive (Active)
- Typical home
- Built 1997 (median) · 72% owner-occupied
- Companies found
- 7 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 Sherwood averages or guaranteed quotes.
Compare what each quote includes.Equipment · Labor · Permits · Old heater removalHow to compare quotes →
What we know about prices in Sherwood
- National installer’s published rangeThe ranges above. Home Depot ↗
- Local permit feeFY 2026-27 Master Fees and Charges (effective July 1, 2026): water heater $20.74 as a plumbing item, with an $84.17 plumbing minimum, plus Oregon's 12% state surcharge (about $94.27). As a mechanical item, a water heater is $26.98 including the vent, also with an $84.17 minimum.. City of Sherwood Building Division fee source ↗
- Local company’s advertised price3 of the companies listed for Sherwood post water heater prices or specials on their websites: Cornel's Plumbing, Heating & Air, Mr. Rooter Plumbing of West Portland, Rossco Plumbing. Each offer has its own conditions.
- Measured local dataNot collected yet, so no Sherwood average is shown.
What can change the price in Sherwood?
The fee schedule says you also need an electrical permit from Washington County. A water heater flue vent is a separate $13.47 mechanical item.
02 / COMPANIES WE FOUND
Who replaces water heaters in Sherwood?
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 Sherwood 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 Sherwood 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.
M T Dunn Plumbing
Lists Sherwood among the areas it serves. Based in Hillsboro.
- Tank
- Tankless
- Repair
- Emergency service
What the reviews say
Water heater feedback A reviewer praised a water heater installation done quickly, professionally and cleanly.
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 Sherwood 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.
Mr. Rooter Plumbing of West Portland
Lists Sherwood among the areas it serves.
- 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
We haven’t found reviews that mention this company’s water heater work yet.
Rossco Plumbing
Lists Sherwood among the areas it serves. Based in Battle Ground, WA.
- Tank
- Tankless
- Repair
- Emergency service
Published price: Coupons: '$100 off Water Heater Installation or Replacement', '$100 off Tankless Water Heater Installation or Replacement', '$50 off Water Heater Repair', '$50 off Tankless Water Heater Repair' (one-time per home; not valid on trip charge/diagnostic fee; no expiration listed). No base installed prices published.
What the reviews say
We haven’t found reviews that mention this company’s water heater work yet.
Sky Heating, AC, Plumbing & Electrical
Lists Sherwood 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.
Order: companies based in Sherwood 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 SHERWOOD
What Sherwood homes are like.
1997Median year built
17%Built before 1980
72%Owner-occupied
66%Heat with utility gas
78%Single-family homes
The median home was built in 1997. A first or second replacement is common in homes this age.
66% 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 Sherwood.
Electrical permits come from Washington County
Sherwood's fee schedule says electrical permits come from Washington County, so a new 240-volt circuit for a heat pump water heater is a separate county permit.
Willamette water, Bull Run as backup
Sherwood's 2025 Water Quality Report says the city relies on the Willamette River Water Treatment Plant, a plant with several layers of treatment that gives Sherwood 6.7 million gallons a day and serves over 20,000 people. The city stays connected to Portland's Bull Run water and local wells for emergencies, but used neither in 2025.
A 1990s–2000s suburb on gas
Census estimates for 2020–2024 put Sherwood's median year built at 1997, with about 72% single-family detached homes. About 66% of households heat with gas and 33% with electricity, so most replacements are probably gas for gas.
U.S. Census Bureau ACS 2020–2024 5-year, table B25035 (via Census Reporter) ↗ · U.S. Census Bureau ACS 2020–2024 5-year, table B25024 (via Census Reporter) ↗ · U.S. Census Bureau ACS 2020–2024 5-year, table B25040 (via Census Reporter) ↗
ENERGY & WATER
Who supplies Sherwood homes.
Energy
- Electric: Portland General Electric (Electric utility in Washington County)
- Gas: NW Natural (Gas utility in Washington County)
Oregon Dept. of Energy – Washington County energy profile (2018) ↗
Water
City of Sherwood (Willamette River Water Treatment Plant; Bull Run and city wells as emergency backup only)
REBATES & CREDITS
Rebates for Sherwood homes.
For Portland General Electric and NW Natural customers in Sherwood. 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 Sherwood.
Permits and who issues them
Sherwood issues its own plumbing and mechanical permits; Washington County issues electrical permits. The FY 2026-27 fee schedule lists a water heater as both a plumbing and a mechanical item, and the state says replacing a water heater needs a plumbing permit.
Sherwood charges a business license fee to businesses working in the city that need a license under Municipal Code Chapter 5.04 ($105 for 0–2 employees in FY 2026-27).
City of Sherwood Building Division ↗ · City of Sherwood – Master Fees and Charges effective 07/01/2026 ↗ · City of Sherwood – Plumbing permits ↗ · 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 Sherwood.
| City | Distance | Permit to replace | Fee | Electric |
|---|---|---|---|---|
| Tualatin | 3 mi | Required | $27.55 | Portland General Electric |
| Wilsonville | 5 mi | Required | $25 | Portland General Electric |
| Tigard | 5 mi | Required | $37.52 | Portland General Electric |
| Newberg | 7 mi | Required | $26.11 | Portland General Electric |
| Lake Oswego | 8 mi | Required | $24, | Portland General Electric |
| Beaverton | 8 mi | Required | $27.83 | Portland General Electric |
COMMON QUESTIONS
Sherwood water heater questions.
Is Sherwood's water from Bull Run like Portland's?
No. Sherwood's water comes from the Willamette River Water Treatment Plant. Bull Run is only an emergency backup, and the city didn't use it in 2025.
How much is a water heater permit in Sherwood?
About $94: the $84.17 plumbing minimum plus Oregon's 12% surcharge (FY 2026-27 schedule). A new circuit needs a separate Washington County electrical permit.
More guides: Oregon water heater replacement · All local guides