Water Heater Replacement in Seattle, WA
Licensed plumbers for tank, tankless and heat pump water heaters in Seattle. We pull the permit, install to code with straps and an expansion tank, and give you a written price before any work begins: free replacement estimates and $750 off qualifying heat pump models through Seattle City Light.
Locally-owned since 1977 • Licensed, bonded and insured in Washington (WA Contractor Reg. #HOMECCA785BD) • WA Plumbing Contractor Lic. #HOMECCA751QG • BBB Accredited Business since 2002 • Best Pick 2025 and 2026
Seattle water heater replacement, at a glance
Home Comfort Alliance's licensed plumbers handle water heater replacement in Seattle homes: tank, tankless and heat pump water heaters, gas or electric. We pull the plumbing permit from Public Health Seattle & King County, bring the new install up to code with seismic straps, an expansion tank and a proper relief line, and give you a written, upfront price before any work begins.
Replacement estimates are free, and heat pump water heaters qualify for Seattle City Light's $750 discount. Book 24/7 by phone or online. Our plumbers work Monday to Friday, 8 AM to 5 PM, with same-day service when possible. Call (425) 645-0404 or use the form at the end of this page.
Water pooling under the tank, or a gas smell? For a leak, close the cold water valve on top of the heater and turn off its power or set the gas control to off, then call us. If you smell gas, leave the house first and call PSE at 1-888-225-5773 or 911 from outside. More help: is my water heater leaking? and leak detection and repair.
Signs your Seattle water heater needs replacing
- Water pooling under the tank, or a tank that is wet or rusted at the base
- Rusty or discolored hot water
- Not enough hot water for the people living in the house now
- Rumbling or popping from the tank as it heats
- An older unit that has needed several repairs
- Gas pilot or burner problems that keep coming back
- You are planning a heat pump, a remodel or moving off gas, and want the water heater to fit the plan
If hot water stopped suddenly, start with our guide to no hot water in Seattle homes.
Repair or replace?
A leak from the tank itself means replacement: the tank cannot be patched. Problems with parts, such as a thermostat, heating element, gas valve, pilot assembly or relief valve, can often be repaired. A plumbing visit is $99, and the plumber tells you plainly whether a repair is worth it before any work starts.
Routine care helps a heater you keep. We flush standard tanks for $150 and tankless units for $429 (see tankless maintenance). For size and type planning beyond Seattle, see water heater replacement across Seattle-Tacoma.
Tank, tankless or heat pump: what fits a Seattle home
| Type | How it heats | Space it needs | Where it fits in Seattle | City Light $750 |
|---|---|---|---|---|
| Tank (gas or electric) | Keeps a stored tank of water hot | Floor space for the tank, plus venting for gas | Simple swap in basements and garages of older houses | No |
| Tankless (gas) | Heats water as it flows | Wall mount; new venting and often a larger gas line | Tight spaces, condos and townhouses where gas and venting allow | No |
| Heat pump (electric) | Moves heat from the surrounding air into the tank | A tank plus room and air around it; a condensate drain | Basements, garages and utility rooms with enough space and air | Yes, on qualifying models |
Compare the first two in depth in tank vs tankless water heaters for Seattle, and read about hybrid (heat pump) water heaters in Washington.
Basements, garages and condo closets
Many older Seattle houses keep the water heater in the basement, which usually makes a like-for-like swap straightforward. In a garage, Public Health Seattle & King County asks for a fixed barrier, such as a metal post, between the heater and where a car parks. Gas water heaters that are not direct-vent cannot go in bedrooms or bathrooms, and the heater needs clear working access. In condos and townhouses, the closet size, venting route and building rules often decide the choice; our condo tankless planning guide walks through it.
Seattle permits and code for a new water heater
Who issues the permit
In Seattle, plumbing and gas piping permits come from Public Health Seattle & King County, not SDCI. A permit is needed whenever a plumbing or gas piping system is installed, relocated or changed, and a separate gas piping permit applies when gas piping is added or altered. We pull the required permits for every installation.
What the inspector looks for
- Seismic bracing: two 20-gauge metal straps, one in the upper third and one in the lower third of the tank
- An expansion tank or other approved thermal expansion device on closed water systems
- A temperature and pressure relief line that drains by gravity outside or to an approved drain
- Correct venting for gas units, with no gas piping blocking future removal of the tank
- The garage barrier and clear access around the heater
Source: Public Health Seattle & King County, installing a new water heater. Outside Seattle, your city or county may issue the permit instead.
What a new water heater costs in Seattle
Home Comfort Alliance prices
| Service | Price |
|---|---|
| Plumbing visit (dispatch) | $99 |
| Standard tank water heater flush | $150 |
| Tankless water heater flush | $429 |
| Water heater replacement estimate | Free, with a written upfront price |
| Current offer | $300 off water heater installation |
Prices as of September 2026.
Want a number before anyone visits? Try our online water heater quote.
Seattle cost benchmark (regional estimate)
Angi puts the cost to replace a water heater in Seattle at around $2,100 (Angi, updated October 2025). Tankless and heat pump models, gas line or venting changes, and code upgrades raise the price. Our water heater cost guide breaks it down by type.
Rebates and credits (updated October 2026)
Seattle City Light offers $750 on qualifying heat pump water heaters (ENERGY STAR, Tier 3 or 4 on City Light's list, installed to the maker's specifications). It comes as an instant discount through participating contractors, shown on the bid and invoice; as an instant coupon at listed stores; or as a rebate form within 93 days of purchase. Home Comfort Alliance is a Seattle City Light approved contractor, and we confirm which route applies to your install. Income-qualified households may also qualify through Washington's HEAR program; no amount is published. The federal 25C tax credit ended for equipment placed in service after December 31, 2025.
Financing
Payment plans starting at $179/month* through Salal Credit Union and Synchrony, with 0% interest options for qualifying customers. See financing.
*Financing through Salal Credit Union or Synchrony, subject to credit approval. Rates, terms and monthly payments depend on the amount financed, the plan and your credit. 0% interest options are available to qualifying customers. See lender for full terms.
Get a free estimateAn in-home visit and a written, upfront price before any work begins.
How a Seattle water heater replacement works with us
- Book 24/7 by phone or online.
- A plumber visits, checks the old heater, the fuel, venting and space, and talks through tank, tankless or heat pump options with you.
- You get a written, upfront price, free for a replacement estimate.
- We pull the plumbing permit, plus a gas piping permit if the gas line changes.
- On install day we drain and remove the old heater, set the new one, add straps, the expansion tank and the relief line, connect water, gas or power and venting, then test it.
- We walk you through the new heater and the inspection follows.
A recent Seattle water heater job
In September 2026 one of our plumbers visited a Home Comfort Club member's home in northeast Seattle (98115) where the thermal expansion tank on the water heater had failed. On a closed water system, that small tank absorbs the pressure that builds as water heats; when its internal diaphragm fails, that pressure has nowhere to go and works on the water heater and its relief valve instead. The plumber installed a new 2-gallon expansion tank and checked the setup. It is the same device Public Health Seattle & King County requires on new installs, and one of the first things we check when we replace a water heater.
What you get with Home Comfort Alliance
- Licensed residential plumbers: WA Plumbing Contractor Lic. #HOMECCA751QG (verify with L&I)
- Licensed, bonded and insured in Washington (WA Contractor Reg. #HOMECCA785BD)
- We pull the required permits for every installation
- Upfront, transparent pricing before any work begins
- 1-year labor warranty on installations, and we support the manufacturer's warranty on covered parts
- Seattle City Light approved contractor and PSE Trade Ally
- One company for the water heater, the heat pump and the panel that powers them
- Best Pick 2025 and 2026, and a BBB Accredited Business since 2002
Where we replace water heaters in Seattle
Our plumbers come from our Redmond branch and work across Seattle, including:
- North Seattle: Ballard, Fremont, Wallingford, Green Lake, University District, Ravenna, Wedgwood, Northgate and Lake City
- Central Seattle: Capitol Hill, Central District, Madison Park, Queen Anne and Magnolia
- West Seattle: Alki, Admiral, Fauntleroy and Delridge
Nearby: Bellevue water heaters, Redmond and Kirkland.
Seattle water heater FAQ
How much does it cost to replace a water heater in Seattle?
It depends on the type, size and how much venting, gas or code work the install needs. Our replacement estimates are free, and you can start with our online water heater quote. As a regional estimate, Angi puts a Seattle water heater replacement at around $2,100 (updated October 2025). We currently offer $300 off water heater installation.
Do I need a permit to replace a water heater in Seattle?
Yes. In Seattle, plumbing permits come from Public Health Seattle & King County, and a separate gas piping permit is needed if the gas line is installed or changed. We pull the required permits for every installation.
Can I replace a water heater myself in Seattle?
Public Health Seattle & King County lets homeowners apply for a permit for their own work, but water heaters involve gas, venting, relief valves and seismic bracing. We recommend a licensed plumber. You can check any contractor's license with Washington L&I Verify.
Should I repair or replace my water heater?
If the tank itself is leaking, replace it. Problems with parts such as a thermostat, element, gas valve or pilot can often be repaired. A plumbing visit is $99, and the plumber tells you which makes sense before any work starts.
Is a heat pump water heater worth it in Seattle?
For many Seattle homes with room in a basement, garage or utility space, yes. A heat pump water heater needs space and air around it and a condensate drain. Qualifying models get Seattle City Light's $750 discount.
How do I get the Seattle City Light $750 rebate?
The model must be ENERGY STAR and Tier 3 or 4 on City Light's list. City Light offers the $750 as an instant discount through participating contractors on the bid and invoice, as an instant coupon at listed stores, or as a rebate form within 93 days of purchase. We confirm which route applies to your install.
Tank or tankless: which is better for a Seattle home?
A tank is the simplest swap in most basements and garages. Tankless saves space and heats on demand but often needs new venting and a larger gas line. See tank vs tankless water heaters for Seattle.
Do I need seismic straps and an expansion tank?
Yes. Public Health Seattle & King County calls for two 20-gauge straps, one in the upper third and one in the lower third of the tank, and an expansion tank or other approved device on closed water systems. We include both when your install needs them.
Can a water heater go in a condo closet or a garage?
Often, yes. In a garage it needs a fixed barrier between the heater and where a car parks. Gas heaters that are not direct-vent cannot go in bedrooms or bathrooms, and every heater needs clear working access. Condo buildings may add their own rules.
Can you replace my water heater the same day?
Book 24/7 by phone or online. Our plumbers work Monday to Friday, 8 AM to 5 PM, with same-day service when possible.
Do you flush or maintain water heaters?
Yes. A standard tank flush is $150 and a tankless flush is $429.
Which parts of Seattle do you serve?
North Seattle (Ballard, Fremont, Wallingford, Green Lake, University District, Ravenna, Wedgwood, Northgate and Lake City), Central Seattle (Capitol Hill, Central District, Madison Park, Queen Anne and Magnolia) and West Seattle (Alki, Admiral, Fauntleroy and Delridge).
Sources
- Public Health Seattle & King County, plumbing and gas piping applications and permits
- Public Health Seattle & King County, installing a new water heater
- Seattle City Light, heating and cooling your home (heat pump water heater rebate)
- Washington State Department of Commerce, HEAR program
- IRS, FAQs on changes to section 25C
- Angi, water heater costs in Seattle (updated October 2025)
- Washington L&I, Verify a Contractor
Sources checked October 2026.
Why Choose Home Comfort Alliance in Seattle?
Your Comfort is Our Promise
We promise...
Reliable heating, air conditioning, plumbing and electrical service, all from one trusted company.
To educate and guide you through your options so you’ll find the right solution at the right price.
Knowledgeable and respectful workers who ensure both your own comfort during the installation process, and lasting comfort from your home systems.
Outstanding service, communication, and follow-up, so your home is comfortable now and for years to come.
Get a free water heater estimate
Tell us about your water heater. A licensed plumber from our Redmond branch will check your setup and give you a free, written, upfront price for the replacement before any work begins.
Request a plumber
Book 24/7. Our plumbers work Monday to Friday, 8 AM to 5 PM, with same-day service when possible.