Storage tank
$1,600–$2,400Typical cost, including installation
WATER HEATER REPLACEMENT IN SAMMAMISH
Sammamish Water Heater
Replacement
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See what replacement costs ↓SAMMAMISH AT A GLANCE
Replacing a water heater in Sammamish.
In Sammamish, a residential water heater is a flat $134 mechanical permit item in 2026, plus a 15% technology fee. Every application goes through MyBuildingPermit.com. PSE supplies electricity and gas. Sammamish Plateau Water mixes its own well water with water from Seattle.
- Permit to replace with the same type
- Yes · City of Sammamish Community Development – Permit Center
- Permit fee
- $134 flat for a residential water heater (stand-alone mechanical permit) plus a 15% technology fee (about $154), 2026 fee schedule. A residential combo mechanical permit covers up to 3 items for $134.
- Who gets the permit
- In Sammamish, a licensed contractor can pull it, or the homeowner if they're doing the plumbing in their own house (RCW 18.106.150 waives the plumbing license for that).
- Electric utility
- Puget Sound Energy
- Gas utility
- Puget Sound Energy
- Water
- Sammamish Plateau Water (district wells plus Seattle water purchased through Cascade Water Alliance)
- Rebate worth checking
- PSE heat pump water heater rebate (Active)
- Typical home
- Built 1994 (median) · 83% owner-occupied
- Companies found
- 11 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 Sammamish averages or guaranteed quotes.
Compare what each quote includes.Equipment · Labor · Permits · Old heater removalHow to compare quotes →
What we know about prices in Sammamish
- National installer’s published rangeThe ranges above. Home Depot ↗
- Local permit fee$134 flat for a residential water heater (stand-alone mechanical permit) plus a 15% technology fee (about $154), 2026 fee schedule. A residential combo mechanical permit covers up to 3 items for $134.. City of Sammamish Community Development – Permit Center fee source ↗
- Local company’s advertised price3 of the companies listed for Sammamish post water heater prices or specials on their websites: Bee's Plumbing & Heating, Harts Plumbers, Electricians, & HVAC Technicians, Benjamin Franklin Plumbing (Redmond). Each offer has its own conditions.
- Measured local dataNot collected yet, so no Sammamish average is shown.
What can change the price in Sammamish?
Residential gas piping is a separate flat $134 mechanical item (or part of a combo permit). Sammamish issues its own electrical permits, priced by job value starting at $92.33 for $1–$250 of work in 2026, plus the 15% technology fee.
02 / COMPANIES WE FOUND
Who replaces water heaters in Sammamish?
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 Sammamish 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 Sammamish 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 Sammamish 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 Sammamish 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 Sammamish 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.
Harts Plumbers, Electricians, & HVAC Technicians
Lists Sammamish 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 Sammamish 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.
Puget Sound Plumbing & Heating
Lists Sammamish 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.
Ben's Plumbing, Heating & Air
Lists Sammamish 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.
Benjamin Franklin Plumbing (Redmond)
Lists Sammamish among the areas it serves. Based in Woodinville.
- Tank
- Tankless
- Repair
- Emergency service
Published price: Coupons (no base price): $250 OFF water heater installation (first 50 callers, 8 AM-12 PM); $75 OFF any plumbing service; $75 OFF drain cleaning with free plumbing inspection.
What the reviews say
We haven’t found reviews that mention this company’s water heater work yet.
Also listing Sammamish: Home Comfort Alliance.
Order: companies based in Sammamish 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 SAMMAMISH
Photos of water heater jobs from these companies.
HOMES IN SAMMAMISH
What Sammamish homes are like.
1994Median year built
13%Built before 1980
83%Owner-occupied
72%Heat with utility gas
86%Single-family homes
The median home was built in 1994. A first or second replacement is common in homes this age.
72% 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 Sammamish.
A mix of well and Seattle water
Sammamish Plateau Water pumps from its own wells and also buys City of Seattle water through the Cascade Water Alliance. Your water can differ by area and season.
Sammamish Plateau Water 2026 Drinking Water Quality Report ↗
A technology fee on everything
Sammamish adds a 15% technology fee to every electrical, mechanical and plumbing fee item.
ENERGY & WATER
Who supplies Sammamish homes.
Energy
- Electric: Puget Sound Energy (PSE supplies both electricity and gas in King County)
- Gas: Puget Sound Energy
Water
Sammamish Plateau Water (district wells plus Seattle water purchased through Cascade Water Alliance)
Sammamish Plateau Water 2026 Drinking Water Quality Report ↗
REBATES & CREDITS
Rebates for Sammamish homes.
For Puget Sound Energy customers in Sammamish. 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 Sammamish.
Permits and who issues them
Sammamish lists a residential water heater as a stand-alone mechanical permit item with a flat fee. Submit all applications online at MyBuildingPermit.com, and schedule inspections there too.
City of Sammamish Community Development – Permit Center ↗ · Sammamish Permit Center ↗ · City of Sammamish 2026 Fee Schedule ↗ · 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 Sammamish.
| City | Distance | Permit to replace | Fee | Electric |
|---|---|---|---|---|
| Issaquah | 3 mi | Required | $62.88 | Puget Sound Energy |
| Bellevue | 6 mi | Required | $50 | Puget Sound Energy |
| Redmond | 7 mi | Required | $140.71 | Puget Sound Energy |
| Newcastle | 7 mi | Required | $80 | Puget Sound Energy |
| Snoqualmie | 9 mi | Required | $48.29 | Puget Sound Energy |
| Mercer Island | 9 mi | Required | $120 | Puget Sound Energy |
COMMON QUESTIONS
Sammamish water heater questions.
How much is a water heater permit in Sammamish?
$134 flat for a residential water heater in 2026, plus a 15% technology fee. A combo permit covers up to three mechanical items for $134.
How do I apply?
Online at MyBuildingPermit.com. Sammamish handles all applications there and doesn't issue permits at the Permit Center counter.
Does Sammamish issue electrical permits?
Yes. Its 2026 fee schedule prices residential electrical permits by job value, starting at $92.33, plus the 15% technology fee.
More guides: Washington water heater replacement · All local guides