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Puget Sound Emergency Plumbers

Permits

Do I need a permit to replace a water heater or a fixture?

The answer depends on who runs permits where you live. Here is what each office near us says, and what it charges in 2026.

Seattle and unincorporated King County

Public Health Seattle & King County issues plumbing and gas piping permits for both. If you pay someone for plumbing work, the installer must be a certified journeyman plumber and a registered contractor or work for one. You may do the work on your own home and get help from unpaid friends or relatives. (Public Health) (King County)

The 2026 plumbing permit fee is $137 plus $27 per fixture; a gas piping permit is $137 plus $27 per outlet. A re-inspection costs $137. (Public Health fees)

Tacoma and Pierce County

No permit is needed to stop a leak, clear a stoppage, repair a leaking pipe, valve or fixture, or pull and reset a toilet, as long as no valves, pipes or fixtures are replaced or rearranged. If a concealed pipe or trap has to be replaced, that counts as new work and needs a permit. (Tacoma) (Pierce County)

In Tacoma, an emergency equipment replacement needs a permit application by the next working business day. (Tacoma)

Olympia

Replacing a hot water heater takes a mechanical permit, and all plumbing work other than minor repair takes a plumbing permit. Emergency work needs an application the next business day. (Olympia)

Lacey

Replacing a hot water heater is an over-the-counter permit, applied for online under HVAC. (Lacey) From July 1, 2026, a plumbing permit is $54 plus $14 per fixture over three, a whole-house plumbing permit is $260, and a mechanical permit is $82 plus $27 per fixture over three. (Lacey fees) A $47 re-inspection fee can apply if the work is not ready. (Lacey)

Switching to a heat pump water heater

  • Seattle City Light: $750 per home for a qualifying heat pump water heater (Tier 3 or 4), as a contractor instant discount through participating distributors, a $750 coupon at listed Home Depot and Lowe's stores, or a mail-in rebate within 93 days of purchase. One rebate per customer. (Seattle City Light)
  • HEAR: the state program covers heat pump water heaters for households at or below 150% of area median income, through local administrators. (WA Commerce)

Who can do it

A plumbing business needs a plumbing contractor license and a $6,000 bond. (RCW 18.106.410, read Oct 18, 2026) See what a Washington plumbing license covers, or ask the plumber hiring questions.

Sources

We read each source on October 18, 2026. Rules and prices change, so check the linked page before you rely on a number.

  1. Public Health Seattle & King County: Hire a registered contractor
  2. King County 2026 Fee Guide 02, single-family residential (PDF)
  3. Public Health Seattle & King County: Plumbing and gas piping fees through 2026 (PDF)
  4. Tacoma Permits: What requires a permit
  5. Pierce County: Guide to work exempt from permit (PDF)
  6. City of Olympia: When do I need a permit? (PDF)
  7. City of Lacey: Permitting
  8. City of Lacey fee schedule, effective July 1, 2026 (PDF)
  9. Seattle City Light: Home energy solutions
  10. WA Commerce: Home Electrification and Appliance Rebates (HEAR)
  11. Chapter 18.106 RCW (plumbing contractor license, bond and insurance: 18.106.400-.420)
  12. RCW 18.106.410, plumbing contractor bond

Written by the Puget Sound Emergency Plumbers team. We list businesses; we do not employ, bond or insure them. Spot a mistake? Use the claim page to tell us.