Storage tank
$1,600–$2,400Typical cost, including installation
WATER HEATER REPLACEMENT IN LYNNWOOD
Lynnwood Water Heater
Replacement
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See what replacement costs ↓LYNNWOOD AT A GLANCE
Replacing a water heater in Lynnwood.
Lynnwood charges $257 in 2026 for a residential plumbing or mechanical permit that covers up to four fixtures. Electric water heaters go on the plumbing permit and gas ones on the mechanical permit; both are issued over the counter online. Snohomish County PUD supplies electricity, PSE supplies gas, and city water is Everett's very soft supply.
- Permit to replace with the same type
- Yes · City of Lynnwood Development & Business Services
- Permit fee
- $257 for a one-/two-family remodel plumbing permit covering up to 4 fixtures (or a mechanical permit covering up to 4 pieces of equipment), then $22 for each extra one (2026 fees, LMC Table 3.104.150).
- Who gets the permit
- A licensed contractor, or a homeowner doing plumbing in their own home (RCW 18.106.150 says no plumbing license is needed for that).
- Electric utility
- Snohomish County PUD
- Gas utility
- Puget Sound Energy
- Water
- City of Lynnwood Public Works (water supplied from the City of Everett system; Everett's 2025 results are included in Lynnwood's report) · Very soft: Everett supply averaged 12.5 ppm total hardness (about 0.7 gpg) in 2025.
- Rebate worth checking
- PSE heat pump water heater rebate (Active)
- Typical home
- Built 1979 (median) · 51% owner-occupied
- Companies found
- 14 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 Lynnwood averages or guaranteed quotes.
Compare what each quote includes.Equipment · Labor · Permits · Old heater removalHow to compare quotes →
What we know about prices in Lynnwood
- National installer’s published rangeThe ranges above. Home Depot ↗
- Local permit fee$257 for a one-/two-family remodel plumbing permit covering up to 4 fixtures (or a mechanical permit covering up to 4 pieces of equipment), then $22 for each extra one (2026 fees, LMC Table 3.104.150).. City of Lynnwood Development & Business Services fee source ↗
- Local company’s advertised price2 of the companies listed for Lynnwood post water heater prices or specials on their websites: Bee's Plumbing & Heating, CM Heating. Each offer has its own conditions.
- Measured local dataNot collected yet, so no Lynnwood average is shown.
What can change the price in Lynnwood?
A stand-alone gas piping permit is $257 for up to 4 outlets. Lynnwood issues its own electrical permits. Its exemption list covers replacing a 'household appliance' with the same type, but says the exemptions don't cover replacing a whole unit that contains an exempt part, and water heaters aren't named.
02 / COMPANIES WE FOUND
Who replaces water heaters in Lynnwood?
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 →
Washington Energy Services
Lists Lynnwood among the areas it serves. Based in Lynnwood.
- Tank
- Tankless
- Heat pump
- Repair
- Emergency service
What the reviews say
Water heater feedback Reviewers praised fast replacements, knowledgeable installers who explained options, and a recommendation to downsize that saved money.
Worth knowing A BBB complainant said a water heater was not installed to code and high water pressure caused a leak (the company said its records show a permitted, inspected install and the customer disputed which heater was involved), and Yelp reviewers objected to a pilot relight and an unproductive warranty visit.
5 water heater reviews read, checked September 30, 2026.
Beacon Plumbing, Heating & Electric
Lists Lynnwood among the areas it serves. Based in Seattle.
- Tank
- Tankless
- Repair
- Emergency service
What the reviews say
Water heater feedback Yelp reviewers praised quick response, same-day or next-day water heater replacement, and a technician willing to repair an 11-year-old tankless unit.
Worth knowing BBB complainants disputed a water heater replacement price paid under emergency conditions and a $2,000 deposit largely kept after a verbally cancelled water heater job (Beacon said its contract terms, including written cancellation, were clearly stated), and a Yelp reviewer called $5,700 for a 50-gallon gas tank double what he expected.
5 water heater reviews read, checked September 30, 2026.
Bee's Plumbing & Heating
Lists Lynnwood 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 Lynnwood 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 Lynnwood 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 Lynnwood 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 Lynnwood 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.
Fischer Plumbing
Lists Lynnwood among the areas it serves. Based in Mountlake Terrace.
- Tank
- Tankless
- Heat pump
- Repair
- Emergency service
What the reviews say
Water heater feedback Reviewers praised easy scheduling, same-day replacement and prices they described as fair.
Worth knowing A BBB complainant said a 2021 water heater install never kept water hot and tripped the breaker (Fischer said it provides a 1-year parts and labor warranty and cannot be responsible for home electrical; it refunded a service call fee), and a 2009 Yelp reviewer said the installer tried to raise a $900 quote to over $1,500.
4 water heater reviews read, checked September 30, 2026.
Goldstar Plumbing
Lists Lynnwood 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.
Mr. Rooter Plumbing of Everett
Lists Lynnwood 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.
Also listing Lynnwood: Puget Sound Plumbing & Heating, Home Comfort Alliance, North Sound Plumbing, Plumbing Experts Northwest.
Order: companies based in Lynnwood 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 LYNNWOOD
Photos of water heater jobs from these companies.
HOMES IN LYNNWOOD
What Lynnwood homes are like.
1979Median year built
53%Built before 1980
51%Owner-occupied
33%Heat with utility gas
49%Single-family homes
About 53% of homes were built before 1980. Older homes often have older venting, smaller closets and shutoff valves that should be checked before install day.
63% 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 Lynnwood.
One fee covers up to four items
Lynnwood charges $257 for a residential remodel plumbing or mechanical permit with up to four fixtures or pieces of equipment. You pay the same whether the permit lists one water heater or four items.
ENERGY & WATER
Who supplies Lynnwood homes.
Energy
- Electric: Snohomish County PUD (Covers all of Snohomish County)
- Gas: Puget Sound Energy (PSE sells only gas in Snohomish County)
Water
City of Lynnwood Public Works (water supplied from the City of Everett system; Everett's 2025 results are included in Lynnwood's report): Very soft: Everett supply averaged 12.5 ppm total hardness (about 0.7 gpg) in 2025.
City of Lynnwood 2025 Annual Water Quality Report ↗ · Everett 2025 Water Quality Summary ↗
REBATES & CREDITS
Rebates for Lynnwood homes.
For Snohomish County PUD and Puget Sound Energy customers in Lynnwood. 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 Lynnwood.
Permits and who issues them
An electric water heater goes on a plumbing permit and a gas water heater on a mechanical permit. For single-family replacements, both are over-the-counter permits: apply online at Lynnwood Permit Online, and they're usually issued in less than 24 hours.
City of Lynnwood Development & Business Services ↗ · LMC 3.104.150 Title 15 fees (2026) ↗ · Lynnwood plumbing permit checklist (2024) ↗ · Lynnwood electrical permit exemptions (2024) ↗ · Lynnwood Electrical Permits ↗ · RCW 18.106.150 homeowner plumbing exemption ↗
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 Lynnwood.
| City | Distance | Permit to replace | Fee | Electric |
|---|---|---|---|---|
| Alderwood Manor | 2 mi | Required (county) | $150 | Snohomish County PUD |
| Mountlake Terrace | 2 mi | Required | $218 | Snohomish County PUD |
| Edmonds | 3 mi | Required | $62 | Snohomish County PUD |
| Lake Forest Park | 5 mi | Required | $150 | Seattle City Light |
| Mill Creek | 5 mi | Required | $175 | Snohomish County PUD |
| Shoreline | 5 mi | Required | $267 | Seattle City Light |
COMMON QUESTIONS
Lynnwood water heater questions.
How much is a water heater permit in Lynnwood?
$257 in 2026 for a one-/two-family plumbing or mechanical permit with up to four fixtures or pieces of equipment, plus $22 for each one over four.
Which permit do I need for a gas water heater in Lynnwood?
A mechanical permit for a gas water heater; electric ones use a plumbing permit. You can get either online.
Who issues electrical permits in Lynnwood?
The City of Lynnwood issues them and does the inspections inside city limits.
More guides: Washington water heater replacement · All local guides