Water heaters · Eatonville and nearby
Water heater replacement, done to Washington code.
Leaking tank, no hot water, or just old? Eric Williams repairs and replaces tank and tankless water heaters, electric or gas, from Eatonville to Yelm. Start with the quick check.
- Licensed plumbing contractor
- Bonded & insured
- Eric does the work
Repair or replace?
Two taps. No email needed.
Not sure of the age? Decode the serial number.
Sizing
How big a water heater does your house need?
Washington's plumbing code sets a minimum by bathrooms and bedrooms. It's measured as the First Hour Rating: how many gallons of hot water the heater can deliver in an hour, starting full.
Find it on the yellow EnergyGuide label. A 50-gallon tank doesn't always have a 50-gallon First Hour Rating.
62gallons / hour
For 2 to 2.5 bathrooms and 3 bedrooms, Washington code calls for a water heater with a First Hour Rating of at least 62 gallons.
Source: Washington State plumbing code, WAC 51-56-0500, Table 501.1(2). It's the code minimum. Big tubs, teenagers and long showers can call for more. Four or more bathrooms: Eric sizes it from your fixtures.
What a replacement includes
Six things a Washington install has to get right.
Swapping a tank isn't just two pipes and a plug. This is what the state code and the county check for, and what Eric takes care of.
A permit and an inspection
Replacements are permitted and inspected. In Pierce County many permits are issued online. Inside city limits, the city handles it.
Pierce County Planning & Public Works, notice of Feb 12, 2026Two earthquake straps
One in the upper third of the tank and one in the lower third, with the lower strap at least 4 inches above the controls. Every water heater in Washington, not just new houses.
WAC 51-56-0500, UPC 507.2Same or better efficiency
The new heater has to be at least as energy efficient as the one it replaces.
Pierce County Planning & Public Works, notice of Feb 12, 2026A demand response port on electric tanks
Electric tank water heaters made since 2021 must have a standard port (CTA-2045) that lets the utility shift when they heat.
RCW 19.260.080A relief valve that drains safely
The temperature and pressure relief valve lets go if the tank overheats. Its discharge pipe has to run where it can drain without hurting anyone.
Uniform Plumbing Code, as adopted in WashingtonRoom for the water to expand
Hot water expands. If your line has a check valve or pressure regulator, code calls for a thermal expansion tank so the pressure has somewhere to go.
Uniform Plumbing Code, as adopted in Washington
Tank, tankless or heat pump
Three kinds, in plain words.
There's no single best one. It depends on your space, your fuel, and how your house uses hot water. Ask Eric which fits yours.
-
Tank
The familiar one. Keeps 40 to 80 gallons hot and ready.
- Good for
- The simplest swap and the lowest price up front.
- Keep in mind
- When the tank's empty, you wait for it to heat back up.
-
Tankless
Heats water only as it flows. Hangs on the wall.
- Good for
- Hot water that doesn't run out, and saving floor space.
- Keep in mind
- Needs the right gas line and venting, or a big electric service. On hard or well water it needs regular descaling.
-
Heat pump
An electric tank that pulls heat out of the air around it.
- Good for
- Much lower electric bills than a standard electric tank.
- Keep in mind
- Needs room and air around it, and cools the space it's in. Ask your electric utility about rebates.
Water heater questions
What people ask before they replace one.
Updated November 2026
How long does a water heater last?
Most tank water heaters last 8 to 12 years. Hard water, well water with sediment and skipped flushes shorten that. The age is coded in the serial number on the label, and the water heater check on our home page decodes it for Rheem, Ruud, A.O. Smith, State and Bradford White.
Should I repair or replace my water heater?
If water is leaking from the tank itself, replace it: a rusted-through tank can't be fixed. If it's over 10 years old, a repair usually buys little time. Younger heaters with no hot water, rumbling or a dripping fitting are often worth repairing: a heating element, thermostat, pilot, anode rod or flush.
What size water heater do I need?
Washington's plumbing code sets a minimum First Hour Rating by bathrooms and bedrooms. For example, a house with 2 to 2.5 bathrooms and 3 bedrooms needs at least 62 gallons first hour rating. The First Hour Rating is printed on the yellow EnergyGuide label, and it's not the same as the tank size.
Do I need a permit to replace a water heater?
Yes, in Pierce County water heater replacements are permitted and inspected, and many permits are issued online. Pierce County also reminds that the new heater must be at least as efficient as the one it replaces. Inside city limits, the city handles the permit.
Why does my water heater need earthquake straps?
Washington's plumbing code requires every water heater to be anchored or strapped against earthquake motion, with straps in the upper third and lower third of the tank and the lower strap at least 4 inches above the controls (WAC 51-56-0500, section 507.2). A tank that tips over can break its gas or water lines.
Which towns do you replace water heaters in?
Eatonville and the towns around it: Graham, Kapowsin, Ohop Valley, Alder, Elbe, Ashford, Roy, Spanaway, Yelm. Call (253) 254-4061.
Cold shower this morning? Call Eric.
If the tank is leaking, turn off its power or gas and close the cold water valve on top first.