No hot water, a leak at the base, or a tank that’s simply getting old? We replace and install water heaters for Kirkland-area homes — with a firm price before we start.
Most tank water heaters last 10–20 years.
Not every problem means a new tank. Plenty come down to a single part, and when that’s the case we’ll fix it.
What we repair
Heating elements and thermostats · thermocouples, pilot assemblies and gas control valves · T&P relief valves · anode rods · dip tubes · drain valves · leaking connections at the top of the tank · sediment flushing · thermal expansion problems
When it’s a replacement instead Water pooling under the tank body — the steel tank has corroded through and can’t be patched. Rusty or brown hot water. Over 10–12 years old.
Where the leak is tells you a lot. Water on the floor doesn’t automatically mean the tank failed — it often runs down from a fitting above and pools at the base. From the tank body with nothing wet above it, the tank has failed. From the T&P valve, its discharge tube, the fittings on top, or the drain valve, it’s usually repairable.
Every hot water tank replacement we do covers the whole job, not just the tank:
If you’re replacing an electric tank, a hybrid heat pump model is worth a look. It moves heat out of the surrounding air into the water instead of generating it, so it runs on a fraction of the electricity — the most efficient water heater you can put in a house today.
It does need more room than a standard tank, it blows cold air into whatever space it’s in, and the coil needs periodic cleaning. Great in a garage; wrong in a closet off a bedroom. We’ll look at your space and tell you honestly which way we’d go.
Depending on your electric utility, qualifying heat-pump water-heater installations may be eligible for a rebate of up to $1,000. Eligibility, qualifying models, and application deadlines apply. Check current details with PSE or Snohomish County PUD.
“Learn whether a hybrid heat-pump water heater is right for your home.”
We get asked a lot, and our answer surprises people: for most existing homes, we don’t recommend it. We don’t install electric tankless at all.
The problem isn’t the unit — it’s what the unit demands. Tankless fires at a far higher BTU rate than a tank, and in most existing homes the gas line isn’t sized for that. A tankless “swap” becomes a gas piping upgrade plus new venting, a much bigger job than the water heater itself.
Already have one? We’ll maintain it. We descale and service existing tankless units. Scale builds on the heat exchanger and quietly costs you efficiency and unit life — reduced flow, water swinging hot and cold, error codes.
We commonly offer A. O. Smith and Rheem water heaters. We can review the replacement options with you before work begins.
Honest guidance on the right unit and clean, code-compliant work — the same service we bring to every Kirkland plumbing job.
We work across King and Snohomish counties — Kirkland, Bothell, Kenmore, Woodinville, Lynnwood, Everett, Marysville, Mukilteo, and Lake Forest Park.
Call 206-508-7972 to discuss your water-heater project.
Not necessarily. Water from the tank body itself means replacement — a corroded tank can’t be patched. Leaks from the T&P valve, drain valve, or the fittings on top are often repairable.
Most tanks last 10-20 years. Especially in the Seattle area, we have soft water, and it lasts a long time without proper maintenance. We generally recommend after 10 years.
Depends on the unit and your setup. Send us a few photos, and we’ll give you a firm price before any work begins — plus the repair price if repair is an option. Unfortunately, the price of a hot water tank has increased significantly recently. Generally, tank replace start around $2500-$3000+tax
Yes, we do install natural gas tankless units, but we don’t install electric tankless, and for most existing homes, we don’t recommend going tankless — the gas line usually needs upgrading along with the venting. We do maintain and descale existing units.
