Storage tank
$1,600–$2,400Typical cost, including installation
WATER HEATER REPLACEMENT IN MOUNTLAKE TERRACE
Mountlake Terrace Water Heater
Replacement
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See what replacement costs ↓MOUNTLAKE TERRACE AT A GLANCE
Replacing a water heater in Mountlake Terrace.
Yes, Mountlake Terrace requires a permit to install a new water heater. Apply on the city's online Permit Portal; it's $218 for up to four mechanical or plumbing fixtures (fees effective June 1, 2026). The city does its own electrical inspections. Snohomish County PUD supplies power, PSE supplies gas, and the water is soft Everett water delivered through Alderwood.
- Permit to replace with the same type
- Yes · City of Mountlake Terrace Community Development (Building)
- Permit fee
- $218 for residential mechanical or plumbing work with up to 4 fixtures ($13 for each fixture over 4), fee schedule effective June 1, 2026.
- Who gets the permit
- The owner is responsible for getting permits, but a Washington-licensed contractor or an agent can get them for you. Every application needs an Affidavit of Applicant Status. Owners can do the work themselves only if they live in the home. If the home will be rented, sold, made into an ADU or an adult family home, you need a contractor.
- Electric utility
- Snohomish County PUD
- Gas utility
- Puget Sound Energy
- Water
- City of Mountlake Terrace Water Division; water is Spada Lake (Everett) water supplied through Alderwood Water District · About 12.5 ppm total hardness (range 10.2-15.8 ppm), very soft, per the City of Everett's 2025 Water Quality Summary for the source supply.
- Rebate worth checking
- PSE heat pump water heater rebate (Active)
- Typical home
- Built 1973 (median) · 57% owner-occupied
- Companies found
- 12 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 Mountlake Terrace averages or guaranteed quotes.
Compare what each quote includes.Equipment · Labor · Permits · Old heater removalHow to compare quotes →
What we know about prices in Mountlake Terrace
- National installer’s published rangeThe ranges above. Home Depot ↗
- Local permit fee$218 for residential mechanical or plumbing work with up to 4 fixtures ($13 for each fixture over 4), fee schedule effective June 1, 2026.. City of Mountlake Terrace Community Development (Building) fee source ↗
- Local company’s advertised price3 of the companies listed for Mountlake Terrace 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 Mountlake Terrace average is shown.
What can change the price in Mountlake Terrace?
Mountlake Terrace issues its own electrical permits (it's on L&I's list). Adding or changing up to 3 circuits is billed at a 1.25-hour minimum at the 2026 hourly rate of $218. The city notes that air admittance valves aren't allowed.
02 / COMPANIES WE FOUND
Who replaces water heaters in Mountlake Terrace?
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 →
Fischer Plumbing
Lists Mountlake Terrace 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.
Bee's Plumbing & Heating
Lists Mountlake Terrace 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 Mountlake Terrace 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 Mountlake Terrace 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 Mountlake Terrace 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 Mountlake Terrace 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 Mountlake Terrace 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 Mountlake Terrace 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 Mountlake Terrace 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 Mountlake Terrace 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.
Also listing Mountlake Terrace: North Sound Plumbing, Plumbing Experts Northwest.
Order: companies based in Mountlake Terrace 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 MOUNTLAKE TERRACE
Photos of water heater jobs from these companies.
HOMES IN MOUNTLAKE TERRACE
What Mountlake Terrace homes are like.
1973Median year built
61%Built before 1980
57%Owner-occupied
32%Heat with utility gas
55%Single-family homes
About 61% of homes were built before 1980. Older homes often have older venting, smaller closets and shutoff valves that should be checked before install day.
64% 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 Mountlake Terrace.
The city does electrical inspections
Mountlake Terrace, not L&I, issues electrical permits here. A new circuit for a heat pump water heater falls under the 'add or change up to 3 circuits' permit, billed at a 1.25-hour minimum at $218 an hour in 2026.
DIY only if you live there
The city lets owners do their own work only if they live in the home. If it will be rented, sold, made into an ADU or an adult family home, you need a contractor.
ENERGY & WATER
Who supplies Mountlake Terrace homes.
Energy
- Electric: Snohomish County PUD
- Gas: Puget Sound Energy
Mountlake Terrace Comprehensive Plan Utilities Element (2017) ↗
Water
City of Mountlake Terrace Water Division; water is Spada Lake (Everett) water supplied through Alderwood Water District: About 12.5 ppm total hardness (range 10.2-15.8 ppm), very soft, per the City of Everett's 2025 Water Quality Summary for the source supply.
Mountlake Terrace Water Division ↗ · City of Everett 2025 Water Quality Summary ↗
REBATES & CREDITS
Rebates for Mountlake Terrace homes.
For Snohomish County PUD and Puget Sound Energy customers in Mountlake Terrace. 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 Mountlake Terrace.
Permits and who issues them
Mountlake Terrace's permit FAQ lists installing a new water heater as work that needs a permit. It says small permits like a water heater can be submitted on the city's Permit Portal (eTRAKiT), and there's a plumbing devices checklist for residential plumbing permits.
City of Mountlake Terrace Community Development (Building) ↗ · Mountlake Terrace Construction Permit FAQ ↗ · Mountlake Terrace Building, Electrical and Fire-Related Permit Fees (effective June 1, 2026) ↗ · Mountlake Terrace Plumbing Residential permit instructions ↗ · 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 Mountlake Terrace.
| City | Distance | Permit to replace | Fee | Electric |
|---|---|---|---|---|
| Alderwood Manor | 2 mi | Required (county) | $150 | Snohomish County PUD |
| Lynnwood | 2 mi | Required | $257 | Snohomish County PUD |
| Lake Forest Park | 2 mi | Required | $150 | Seattle City Light |
| Edmonds | 3 mi | Required | $62 | Snohomish County PUD |
| Shoreline | 3 mi | Required | $267 | Seattle City Light |
| Kenmore | 4 mi | Required | $165 | Puget Sound Energy |
COMMON QUESTIONS
Mountlake Terrace water heater questions.
Do I need a permit to install a water heater in Mountlake Terrace?
Yes. The city lists installing a new water heater as work that needs a permit, and you can submit this kind of small permit on its Permit Portal.
How much is the permit?
$218 for residential mechanical or plumbing work with up to four fixtures ($13 for each one beyond that), effective June 1, 2026.
Can I replace my own water heater?
Yes, if you own the home and live in it. If you plan to rent it, sell it, add an ADU or run an adult family home, you need a contractor.
More guides: Washington water heater replacement · All local guides