Storage tank
$1,600–$2,400Typical cost, including installation
WATER HEATER REPLACEMENT IN BURIEN
Burien Water Heater
Replacement
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See what replacement costs ↓BURIEN AT A GLANCE
Replacing a water heater in Burien.
Burien charges $98 for each replaced appliance on a single-family mechanical permit (a gas water heater), or $97 for each replaced plumbing fixture, in 2026. Apply through MyBuildingPermit.com. The city issues its own electrical permits. Electricity comes from Seattle City Light or Puget Sound Energy depending on the neighborhood, and water from one of several local districts.
- Permit to replace with the same type
- Yes · City of Burien Permit Center (Community Development)
- Permit fee
- Mechanical (gas unit): $98 for each new or replaced appliance. Plumbing: $97 for each new or replaced fixture (single-family, effective January 1, 2026, 5% technology fee included). The $6.50 State Building Code Council surcharge on each IRC permit is added.
- Electric utility
- Seattle City Light and Puget Sound Energy
- Gas utility
- Puget Sound Energy
- Water
- Several districts: Highline Water District, King County Water Districts 20, 49 and 125, and Seattle Public Utilities in some areas
- Rebate worth checking
- Seattle City Light heat pump water heater rebate (Active)
- Typical home
- Built 1966 (median) · 57% 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 Burien averages or guaranteed quotes.
Compare what each quote includes.Equipment · Labor · Permits · Old heater removalHow to compare quotes →
What we know about prices in Burien
- National installer’s published rangeThe ranges above. Home Depot ↗
- Local permit feeMechanical (gas unit): $98 for each new or replaced appliance. Plumbing: $97 for each new or replaced fixture (single-family, effective January 1, 2026, 5% technology fee included). The $6.50 State Building Code Council surcharge on each IRC permit is added.. City of Burien Permit Center (Community Development) fee source ↗
- Local company’s advertised price2 of the companies listed for Burien post water heater prices or specials on their websites: Bee's Plumbing & Heating, Harts Plumbers, Electricians, & HVAC Technicians. Each offer has its own conditions.
- Measured local dataNot collected yet, so no Burien average is shown.
What can change the price in Burien?
Burien issues its own electrical permits (it's on L&I's list of cities that do). Adding or extending 0-5 circuits in a single-family remodel is $134 in 2026. Gas piping by itself has its own line on the mechanical schedule.
02 / COMPANIES WE FOUND
Who replaces water heaters in Burien?
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 →
Puget Sound Plumbing & Heating
Lists Burien among the areas it serves. Based in Burien.
- Tank
- Tankless
- Heat pump
- Repair
- Emergency service
What the reviews say
Water heater feedback Reviewers praised fast response to a leaking water heater, fair pricing and dispatch updates on arrival times.
Worth knowing No water heater complaints found in the sources checked.
3 water heater reviews read, checked September 30, 2026.
Bee's Plumbing & Heating
Lists Burien among the areas it serves. Based in Seattle.
- Tank
- Tankless
- Repair
- Emergency service
Published price: Coupon: '$500-$800 OFF Water Heater Installation' ($500 off tank, $800 off tankless; not valid on dispatch fee; expires 9/30/2026). No base installed prices published.
What the reviews say
Water heater feedback Reviewers praised same-day response, clear explanation of options and quick tank and tankless installs.
Worth knowing Reviewers on BBB and Yelp said water heater prices were far above other quotes or not itemized (the company said on BBB it later sent an itemized invoice and wanted to make it right).
5 water heater reviews read, checked September 30, 2026.
Brennan Heating & Air Conditioning
Lists Burien among the areas it serves. Based in Seattle.
- Tank
- Tankless
- Heat pump
- Repair
- Emergency service
What the reviews say
Water heater feedback No water heater-specific praise was found in the sources checked.
Worth knowing A BBB complainant said a gas tank was installed facing the wrong way, blocking access to controls (Brennan apologized and scheduled a return visit to rotate it), and Yelp reviewers described a delayed Costco-sourced install and a later diagnosis they disputed.
3 water heater reviews read, checked September 30, 2026.
Fast Water Heater Co. (Washington)
Lists Burien among the areas it serves. Based in Woodinville.
- Tank
- Tankless
- Heat pump
- Repair
- Emergency service
What the reviews say
Water heater feedback Reviewers praised punctual, communicative technicians, quick scheduling and a competitively priced replacement.
Worth knowing BBB complainants and a Yelp reviewer said code items were sold as add-ons after a basic quote and that installs failed inspection or permits lingered; the company says it walks customers through a signed code checklist, and in several cases refunded charges or did the code work free.
5 water heater reviews read, checked September 30, 2026.
Goldstar Plumbing
Lists Burien among the areas it serves. Based in Seattle.
- Tank
- Tankless
- Heat pump
- Repair
- Emergency service
What the reviews say
Water heater feedback Testimonials praised heat pump water heater installs with clear options, permit and inspection handling, cleanup and haul-away.
Worth knowing No water heater complaints found in the sources checked.
2 water heater reviews read, checked September 30, 2026.
Green Planet Plumbing & Sewer
Lists Burien among the areas it serves. Based in Seattle.
- Tank
- Tankless
- Heat pump
- Repair
- Emergency service
What the reviews say
Water heater feedback A customer praised a next-day estimate, quick scheduling and pleasant technicians for a hot water tank replacement.
Worth knowing No water heater complaints found in the sources checked.
1 water heater review read, checked September 30, 2026.
Harts Plumbers, Electricians, & HVAC Technicians
Lists Burien among the areas it serves. Based in Tacoma.
- Tank
- Tankless
- Heat pump
- Repair
- Emergency service
Published price: Promos (no base price): $100 off a standard water heater (or $39/month financing); $250 off a tankless water heater (or $199/month financing); 5% Heroes Discount up to $200.
What the reviews say
Water heater feedback Yelp reviewers praised technicians who flushed water heaters and explained maintenance clearly.
Worth knowing BBB reviewers and complainants said technicians recommended whole-house repipes or new tanks for water heater problems that other plumbers fixed cheaply (Harts denied any fraudulent practice and offered manager follow-up), and one disputed $2,500 for a tankless flush and diagnosis that did not fix the issue.
5 water heater reviews read, checked September 30, 2026.
Hunt's Services
Lists Burien among the areas it serves. Based in Milton.
- Tank
- Tankless
- Heat pump
- Repair
- Emergency service
What the reviews say
Water heater feedback Reviewers praised same-day emergency water heater replacements and a technician who also corrected code issues at a reasonable price.
Worth knowing BBB reviewers said a tankless flush ended in a paid replacement without the promised phone controller (Hunt's said a controller is typically an optional upgrade) and that a $10,000 boiler hot water tank replacement left them without hot water.
5 water heater reviews read, checked September 30, 2026.
Ben's Plumbing, Heating & Air
Lists Burien among the areas it serves. Based in Seattle.
- Tank
- Tankless
- Repair
- Emergency service
What the reviews say
We haven’t found reviews that mention this company’s water heater work yet.
Home Comfort Alliance
Lists Burien among the areas it serves. Based in Sumner.
- Tank
- Tankless
- Heat pump
- Repair
What the reviews say
We haven’t found reviews that mention this company’s water heater work yet.
Order: companies based in Burien 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. L&I Verify a Contractor, Tradesperson or Business ↗.
FROM COMPANIES SERVING BURIEN
Photos of water heater jobs from these companies.
HOMES IN BURIEN
What Burien homes are like.
1966Median year built
67%Built before 1980
57%Owner-occupied
35%Heat with utility gas
61%Single-family homes
About 67% 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 Burien.
Two electric companies
Burien says Seattle City Light and Puget Sound Energy each serve parts of the city. Your heat pump water heater rebate depends on which one bills you.
The city handles electrical permits
Burien, not L&I, issues electrical permits. Adding or extending up to five circuits in an existing house is $134 in 2026, which matters if a heat pump water heater needs a new 240V circuit.
ENERGY & WATER
Who supplies Burien homes.
Energy
- Electric: Seattle City Light (Serves part of Burien)
- Electric: Puget Sound Energy (Serves the rest of Burien)
- Gas: Puget Sound Energy (Burien's utilities page names no gas company; PSE's map shows gas service in King County outside Enumclaw)
City of Burien Utilities ↗ · Seattle City Light media information (service area) ↗ · PSE service area map (08/25) ↗
Water
Several districts: Highline Water District, King County Water Districts 20, 49 and 125, and Seattle Public Utilities in some areas
City of Burien Utilities ↗ · Highline Water District 2025 CCR ↗
REBATES & CREDITS
Rebates for Burien homes.
For Seattle City Light and Puget Sound Energy customers in Burien. Ask installers for the price before rebates, then check with the program that you qualify.
- Seattle City Light heat pump water heater rebate ↗Active$750 for an ENERGY STAR Tier 3 or 4 heat pump water heater: passed through participating distributors for contractor installs, or as a $750 instant coupon at Home Depot or Lowe's or a $750 mail-in rebate for DIY.
- PSE heat pump water heater rebate ↗Active$1,000 back on a qualifying Tier 3 or Tier 4 heat pump water heater installed on or after January 1, 2026.
- Washington HEAR (Home Electrification and Appliance Rebates) ↗ActiveState-run program covering heat pump water heaters, heat pumps, induction cooking and electrical upgrades for households at or below 150% of Area Median Income.
- IRA Home Energy Rebates (HARP appliance rebates and HOMES) ↗Not launchedThe federally funded appliance (HARP) and whole-house (HOMES) rebates for households up to 150% AMI had not launched statewide.
- Federal Energy Efficient Home Improvement Credit (25C) ↗EndedCovered improvements made through December 31, 2025.
Checked September 30, 2026. Who qualifies and the conditions: Washington rebates · How to check an incentive.
PERMITS & LICENSING
Permits and licenses in Burien.
Permits and who issues them
Burien's 2026 fee schedule charges single-family mechanical permits for each new or replaced appliance, and plumbing permits for each new or replaced fixture. That covers a water heater swap. Apply, pay and request inspections on MyBuildingPermit.com.
City of Burien Permit Center (Community Development) ↗ · Burien Permit Center ↗ · Burien 2026 Permit Fee Schedule (effective Jan 1, 2026) ↗ · L&I: cities that do their own electrical permits and inspections ↗
Check the installer’s license
Ask for the license number and search it yourself on the L&I Verify a Contractor, Tradesperson or Business ↗. A listing on Ember & Tank is not a license check. Washington licensing explained →
NEARBY CITIES
Compare places near Burien.
| City | Distance | Permit to replace | Fee | Electric |
|---|---|---|---|---|
| SeaTac | 3 mi | Required | $110 | Seattle City Light, Puget Sound Energy |
| Tukwila | 3 mi | Required | $37.81 | Seattle City Light, Puget Sound Energy |
| Des Moines | 6 mi | Required | $67.10 | Puget Sound Energy |
| Renton | 7 mi | Required | $69 | Puget Sound Energy, Seattle City Light |
| Mercer Island | 8 mi | Required | $120 | Puget Sound Energy |
| Kent | 9 mi | Required | — | Puget Sound Energy |
COMMON QUESTIONS
Burien water heater questions.
How much is a water heater permit in Burien?
$98 for each replaced appliance on a mechanical permit, or $97 for each replaced fixture on a plumbing permit (2026 schedule, 5% technology fee included), plus the $6.50 state surcharge.
Is my Burien home served by Seattle City Light or PSE?
It could be either; the city says each serves parts of Burien. Check your electric bill.
More guides: Washington water heater replacement · All local guides