Storage tank
$1,600–$2,400Typical cost, including installation
WATER HEATER REPLACEMENT IN SEATTLE
Seattle Water Heater
Replacement
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See what replacement costs ↓SEATTLE AT A GLANCE
Replacing a water heater in Seattle.
In Seattle, water heater permits come from Public Health – Seattle & King County, not SDCI: $137 plus $27 for each fixture in 2026. Owners doing their own work get a separate homeowner permit. Seattle City Light supplies electricity and Puget Sound Energy supplies gas. SPU's Cedar and Tolt water is very soft, roughly 1.5 grains per gallon.
- Permit to replace with the same type
- Yes · Public Health – Seattle & King County, Plumbing & Gas Program (plumbing and gas piping); Seattle Department of Construction & Inspections (electrical)
- Permit fee
- $137 base plus $27 for each fixture ($164 for one water heater) on the Public Health plumbing permit, effective January 1, 2026. A gas piping permit is separate: $137 plus $27 for each outlet.
- Who gets the permit
- A licensed plumbing contractor applies for the 'Plumbing – Single Family & Townhouse' permit. A homeowner doing the work personally in their own home can get a 'Plumbing – by Homeowner' permit, which lets only the homeowner do the work.
- Electric utility
- Seattle City Light
- Gas utility
- Puget Sound Energy
- Water
- Seattle Public Utilities (Cedar River and Tolt River supplies) · Very soft: Cedar distribution 1.55 grains per gallon and Tolt distribution 1.53 gpg in SPU's May 2026 quarterly surface water analysis (about 24–26 mg/L calcium hardness).
- Rebate worth checking
- Weatherization Program (water heater replacement) (Active)
- Typical home
- Built 1976 (median) · 44% owner-occupied
- Companies found
- 13 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 Seattle averages or guaranteed quotes.
Compare what each quote includes.Equipment · Labor · Permits · Old heater removalHow to compare quotes →
What we know about prices in Seattle
- National installer’s published rangeThe ranges above. Home Depot ↗
- Local permit fee$137 base plus $27 for each fixture ($164 for one water heater) on the Public Health plumbing permit, effective January 1, 2026. A gas piping permit is separate: $137 plus $27 for each outlet.. Public Health – Seattle & King County, Plumbing & Gas Program (plumbing and gas piping); Seattle Department of Construction & Inspections (electrical) fee source ↗
- Local company’s advertised price2 of the companies listed for Seattle 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 Seattle average is shown.
What can change the price in Seattle?
Adding or changing gas pipe needs a separate gas piping permit. SDCI requires an electrical permit any time wiring is installed, changed, extended or connected to equipment.
02 / COMPANIES WE FOUND
Who replaces water heaters in Seattle?
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 →
Beacon Plumbing, Heating & Electric
Lists Seattle 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 Seattle 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 Seattle 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.
Goldstar Plumbing
Lists Seattle 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.
Ben's Plumbing, Heating & Air
Lists Seattle 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.
Danika Plumbing & Electric
Lists Seattle 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 Seattle 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 Seattle 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.
Puget Sound Plumbing & Heating
Lists Seattle 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.
Washington Energy Services
Lists Seattle 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.
Also listing Seattle: Greenwood Heating & Home Services, Home Comfort Alliance, North Sound Plumbing.
Order: companies based in Seattle 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 SEATTLE
Photos of water heater jobs from these companies.
HOMES IN SEATTLE
What Seattle homes are like.
1976Median year built
53%Built before 1980
44%Owner-occupied
33%Heat with utility gas
43%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.
61% of homes heat with electricity, which usually means an electric water heater. It’s worth getting a price on a heat pump model too.
Only 44% of homes are owner-occupied. Renters should ask the landlord or property manager; replacing the heater is usually the owner’s decision.
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 Seattle.
Earthquake straps, garage protection and access
Public Health requires two 20-gauge sheet metal earthquake straps (one in the upper third of the tank and one in the lower third), a spot with 24 inches of clear width for access, and a fixed barrier such as a metal post in front of a garage water heater.
Expansion tanks and relief lines
Homes on a closed water system need an expansion tank or another approved way to handle thermal expansion. The relief valve line has to drain by gravity outside or to an approved drain. Gas water heaters that aren't direct-vent are generally not allowed in bedrooms and bathrooms.
Your plumber can hook up the wiring
State law lets a licensed plumbing contractor's certified plumbers do the electrical work that goes with replacing an appliance with the same type. That electrical work still needs a permit and an inspection.
ENERGY & WATER
Who supplies Seattle homes.
Energy
- Electric: Seattle City Light (Owned by the City of Seattle)
- Gas: Puget Sound Energy (Delivers natural gas in Seattle neighborhoods)
Seattle City Light home energy solutions ↗ · PSE Green Lake and Wallingford-area natural gas main replacement ↗ · PSE locations and service area ↗
Water
Seattle Public Utilities (Cedar River and Tolt River supplies): Very soft: Cedar distribution 1.55 grains per gallon and Tolt distribution 1.53 gpg in SPU's May 2026 quarterly surface water analysis (about 24–26 mg/L calcium hardness).
REBATES & CREDITS
Rebates for Seattle homes.
For Seattle City Light and Puget Sound Energy customers in Seattle. Ask installers for the price before rebates, then check with the program that you qualify.
- Weatherization Program (water heater replacement) ↗ActiveFree home repairs for income-eligible households, including replacing a water heater that the program's inspector finds failing, leaking or rusted.
- 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 Seattle.
Permits and who issues them
In Seattle, Public Health – Seattle & King County, not SDCI, issues and inspects plumbing and gas piping permits. Water heaters (electric, gas, tankless and heat pump) are listed fixtures on the plumbing permit. Apply and request inspections online in the Public Health Permit Center.
Public Health says a plumber you hire must be a registered contractor under RCW 18.106. We didn't find a separate city plumbing license.
Public Health – Seattle & King County, Plumbing & Gas Program (plumbing and gas piping); Seattle Department of Construction & Inspections (electrical) ↗ · PHSKC plumbing and gas piping applications and permits ↗ · PHSKC Plumbing & Gas permit types (effective December 2025) ↗ · PHSKC fixture list (updated 11/21/2025) ↗ · PHSKC Plumbing and Gas Piping fees effective January 1, 2026 ↗ · SDCI Electrical Permit ↗
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 Seattle.
| City | Distance | Permit to replace | Fee | Electric |
|---|---|---|---|---|
| Mercer Island | 7 mi | Required | $120 | Puget Sound Energy |
| Kirkland | 9 mi | Required | $121 | Puget Sound Energy |
| Bellevue | 9 mi | Required | $50 | Puget Sound Energy |
| Shoreline | 10 mi | Required | $267 | Seattle City Light |
| Burien | 10 mi | Required | $98 | Seattle City Light, Puget Sound Energy |
| Lake Forest Park | 10 mi | Required | $150 | Seattle City Light |
COMMON QUESTIONS
Seattle water heater questions.
Who issues water heater permits in Seattle?
Public Health – Seattle & King County issues plumbing and gas piping permits in Seattle. SDCI handles electrical permits.
How much is the permit?
In 2026, the plumbing permit is $137 plus $27 for each fixture, so $164 for one water heater. New or changed gas piping is a separate permit at $137 plus $27 for each outlet.
Can I replace my own water heater in Seattle?
Yes. A homeowner can get a 'Plumbing – by Homeowner' permit for their own home, but only the homeowner can do the work. Plumbers you hire must be registered contractors and pull their own permit.
Do I need a water softener in Seattle?
SPU's May 2026 tests found about 1.5 grains per gallon in both the Cedar and Tolt systems. That's very soft water.
More guides: Washington water heater replacement · All local guides