Need an old tank water heater swapped out? We set up a same-type replacement that an plumber carries out on a permit , and Slava's crew installs the earthquake straps, for homes in Cedar Mill, Bethany, Beaverton and the hills west of Portland. Portland-area swaps typically land between $880 and $2,000 with the new tank, near $1,350 for most (market data, November 2026) . Strapping by itself is usually $150-$400, labour only . To start, text a photo of the tank.
Slava has worked hands-on in this trade for 7 years.
How much does a water heater replacement cost around Portland?
| Job | Typical | Range | Basis |
|---|---|---|---|
| Swap a tank for the same kind | $1,350 | $880-$2,000 | heater included |
| Earthquake straps, heater stays | $250 | $150-$400 | labour only |
The top line comes from regional market numbers collected in November 2026; it is not taken from our own jobs. About half goes to the heater, so the installer's labour is close to the other half. We worked out the straps line from going hourly rates in the area . For a breakdown by gallons and fuel, read the cost guide for new water heaters.
What moves the number:
- gallons, and whether it burns gas or runs on electricity;
- its spot in the house: garage, attic, crawl space or a hall closet;
- steps, narrow doors and a long carry;
- the permit fee;
- code fixes that come due with the swap.
A tank priced high, with straps or a stand added, can get there. See how Oregon contracts work.
Do you need to bring things up to code when the tank is swapped?
Some things, not everything. Oregon's code interpretation No. 2002 (updated October 1, 2026) lists what gets a second look when the tank changes and what can stay as it is.
| Checked again at the swap | Can stay as it is |
|---|---|
| Garage heaters raised off the floor (OPSC 507.6) | Pipe sizes (610.0) |
| Seismic anchors or straps (507.2) | No drip pan (507.4) |
| Termination of the relief valve line (608.5) | Water pressure over 80 psi (608.2) |
| Protection against thermal expansion (608.3) | |
| Gas units' supply of combustion air (505.0) |
A garage tank, then, has to come up off the slab at replacement. Drip pans get sold as a must; for a plain swap, the state doesn't require one .
The minor label fee covers one inspection.
How do you strap a water heater for an earthquake?
Code section 507.2 says tank heaters get anchored or strapped. The state's interpretation No. 15-03 spells out the minimum it accepts:
- metal plumber's tape or an equal strap;
- washers under the fasteners so the strap can't slip off;
- in wood, a No. 12 screw with 1½ inches of grip at each end;
- in concrete, a ¼-inch anchor, 1½ inches long or longer.
Those are minimums . We can add straps to a heater that never had any, or replace straps that are slack or screwed only into drywall.
Most houses need more than the heater secured. Bookcases, cabinets and foundation bolts are part of seismic retrofit work; the retrofit price guide has the numbers.
Is it better to fix a water heater or get a new one?
Get a new one once water pools under the tank and no fitting is to blame. A shell that leaks can't be fixed. Rust-colored hot water, or a tank that runs cold halfway through a shower, says the same.
A fix fits when a single part quits: an element, the thermostat, the relief valve. Draining sediment once in a while does a tank good, though we don't offer maintenance plans.
Many Bethany homes date from the 1990s and 2000s; they're 25 to 30 years along, and owners there start asking about the water heater along with decks and fences .
What happens during a water heater swap?
The order runs like this: turn off the water, then the gas or the breaker, drain the old tank and take it out, set the new one and have the installer connect it, strap it, confirm the relief line, and fill it before power goes back on .
Two parts aren't ours. We don't hook up gas lines (see what we don't do), so the plumber connects a gas unit. We don't haul either, so the quote spells out who takes the old tank away .
Ahead of the day, make room around the heater, find the main water shut-off, and snap a photo of the tank's label.