Storage tank
$1,600–$2,400Typical cost, including installation
WATER HEATER REPLACEMENT IN LAKE STEVENS
Lake Stevens Water Heater
Replacement
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See what replacement costs ↓LAKE STEVENS AT A GLANCE
Replacing a water heater in Lake Stevens.
Lake Stevens charges a flat $211, plus a 5% technology fee, for a residential mechanical or plumbing add/alter permit. You file online through Citizen Connect (fees effective July 1, 2026). Snohomish County PUD supplies both electricity and water, mixing soft Everett water with PUD wells.
- Permit to replace with the same type
- Yes · City of Lake Stevens Planning and Community Development
- Permit fee
- $211 for a residential add/alter mechanical or plumbing permit, up to 4 pieces of equipment ($16 for each one beyond 4), plus a 5% technology fee (Building and Mechanical/Plumbing Fee Schedule effective July 1, 2026).
- Electric utility
- Snohomish County PUD
- Gas utility
- Puget Sound Energy
- Water
- Snohomish County PUD (Lake Stevens Integrated Water System: City of Everett water from Spada Reservoir plus a PUD-owned well field) · Everett's supply averaged 12.5 ppm total hardness (range 10.2-15.8 ppm), very soft, per Everett's 2025 Water Quality Summary. The PUD well-field share is not reported.
- Rebate worth checking
- PSE heat pump water heater rebate (Active)
- Typical home
- Built 1997 (median) · 76% owner-occupied
- Companies found
- 9 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 Lake Stevens averages or guaranteed quotes.
Compare what each quote includes.Equipment · Labor · Permits · Old heater removalHow to compare quotes →
What we know about prices in Lake Stevens
- National installer’s published rangeThe ranges above. Home Depot ↗
- Local permit fee$211 for a residential add/alter mechanical or plumbing permit, up to 4 pieces of equipment ($16 for each one beyond 4), plus a 5% technology fee (Building and Mechanical/Plumbing Fee Schedule effective July 1, 2026).. City of Lake Stevens Planning and Community Development fee source ↗
- Local company’s advertised price3 of the companies listed for Lake Stevens post water heater prices or specials on their websites: Bee's Plumbing & Heating, CM Heating, Harts Plumbers, Electricians, & HVAC Technicians. Each offer has its own conditions.
- Measured local dataNot collected yet, so no Lake Stevens average is shown.
What can change the price in Lake Stevens?
Mechanical and plumbing are separate permits, $211 each for add/alter work, so a gas water heater with piping changes may need both. Paying by card adds a 3% service fee. Lake Stevens isn't on L&I's list of cities that do their own electrical inspections, so electrical permits come from L&I.
02 / COMPANIES WE FOUND
Who replaces water heaters in Lake Stevens?
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 →
Bee's Plumbing & Heating
Lists Lake Stevens 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 Lake Stevens 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.
CM Heating
Lists Lake Stevens among the areas it serves. Based in Everett.
- Tank
- Tankless
- Heat pump
- Repair
- Emergency service
Published price: Water heater replacement 'Starting at $2,349' or as low as $29.99/month with price match guarantee; tankless '$49.99/mo. Installed'. Deals page: gas or electric water heater 'starting at just $44.99/month installed' with lifetime repairs and maintenance (50-gal electric / 40-gal gas standard units, Comfort as a Service program); up to $200 off tankless or standard installation. Diagnostic fee $89.95 (waived with approved repair). ;
What the reviews say
Water heater feedback Reviewers praised a same-day water heater replacement and professional, friendly installation crews.
Worth knowing A Yelp reviewer said CM told him it no longer works on tankless water heaters after selling him one, and another said a service call yielded a replacement quote instead of an inspection, which the company refunded after he complained.
4 water heater reviews read, checked September 30, 2026.
Danika Plumbing & Electric
Lists Lake Stevens among the areas it serves. Based in Everett.
- Tank
- Tankless
- Heat pump
- Repair
- Emergency service
What the reviews say
Water heater feedback Republished reviews praised same-day replacement, quotes that matched the final bill, and technicians who explained why tanks failed.
Worth knowing No water heater complaints found in the sources checked; accounts come from a company-curated page.
4 water heater reviews read, checked September 30, 2026.
Fast Water Heater Co. (Washington)
Lists Lake Stevens 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.
Harts Plumbers, Electricians, & HVAC Technicians
Lists Lake Stevens 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.
Mr. Rooter Plumbing of Everett
Lists Lake Stevens among the areas it serves. Based in Snohomish.
- Tank
- Tankless
- Heat pump
- Repair
- Emergency service
What the reviews say
Water heater feedback A customer praised a fair price on a gas water heater install, no service fee and clear communication.
Worth knowing No water heater complaints found in the sources checked.
1 water heater review read, checked September 30, 2026.
Puget Sound Plumbing & Heating
Lists Lake Stevens 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.
Home Comfort Alliance
Lists Lake Stevens 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 Lake Stevens 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 LAKE STEVENS
Photos of water heater jobs from these companies.
HOMES IN LAKE STEVENS
What Lake Stevens homes are like.
1997Median year built
23%Built before 1980
76%Owner-occupied
51%Heat with utility gas
88%Single-family homes
The median home was built in 1997. A first or second replacement is common in homes this age.
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 Lake Stevens.
A flat fee that's higher than nearby
Lake Stevens charges a flat $211 (plus a 5% technology fee) for a residential add/alter mechanical or plumbing permit covering up to four pieces of equipment. In unincorporated Snohomish County, it's $150 base plus $7 for the unit.
One utility for power and water
Snohomish County PUD supplies both electricity and water in Lake Stevens. Its Lake Stevens water system mixes soft Everett water with water from a PUD well field.
Lake Stevens Public Utilities ↗ · Snohomish PUD 2024 Water Quality Report ↗
ENERGY & WATER
Who supplies Lake Stevens homes.
Energy
- Electric: Snohomish County PUD
- Gas: Puget Sound Energy (PSE supplies gas in parts of Snohomish County; the city page doesn't name a gas company)
Lake Stevens Public Utilities ↗ · PSE service area map (08/25) ↗
Water
Snohomish County PUD (Lake Stevens Integrated Water System: City of Everett water from Spada Reservoir plus a PUD-owned well field): Everett's supply averaged 12.5 ppm total hardness (range 10.2-15.8 ppm), very soft, per Everett's 2025 Water Quality Summary. The PUD well-field share is not reported.
Snohomish PUD 2024 Annual Water Quality Report ↗ · City of Everett 2025 Water Quality Summary ↗
REBATES & CREDITS
Rebates for Lake Stevens homes.
For Snohomish County PUD and Puget Sound Energy customers in Lake Stevens. Ask installers for the price before rebates, then check with the program that you qualify.
- 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 Lake Stevens.
Permits and who issues them
Lake Stevens charges one flat fee for residential add/alter mechanical and plumbing permits covering up to four pieces of equipment, and a water heater replacement falls under that. Since January 1, 2026, every application is filed online on the city's Citizen Connect portal. Staff check that it's complete (usually within 3 business days), send an invoice, and issue the permit. Print it and keep it on site for the inspection.
City of Lake Stevens Planning and Community Development ↗ · Lake Stevens Building and Mechanical/Plumbing Fees (effective July 1, 2026) ↗ · Lake Stevens Plumbing Permit Application guide (approved 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 Lake Stevens.
| City | Distance | Permit to replace | Fee | Electric |
|---|---|---|---|---|
| Everett | 5 mi | Required | $150 | Snohomish County PUD |
| Snohomish | 5 mi | Required | $50 | Snohomish County PUD |
| Marysville | 6 mi | Required | $119 | Snohomish County PUD |
| Silver Firs | 10 mi | Required (county) | $157 | Snohomish County PUD |
| Mill Creek | 11 mi | Required | $175 | Snohomish County PUD |
| Monroe | 11 mi | Required | $32 | Snohomish County PUD |
COMMON QUESTIONS
Lake Stevens water heater questions.
How much is a water heater permit in Lake Stevens?
$211 for a residential add/alter mechanical or plumbing permit (up to four pieces of equipment), plus a 5% technology fee, under the fee schedule effective July 1, 2026.
How do I apply?
Online on the city's Citizen Connect portal. Staff check that it's complete (usually within 3 business days), invoice you, and issue the permit. Print it and keep it on site for the inspection.
Who provides electricity and water?
Snohomish County PUD supplies both.
More guides: Washington water heater replacement · All local guides