Residential plumbing · Seattle · 24/7
Where’s the water coming from?
Tap the spot on the drawing. You’ll see the likely cause, how urgent it is, how to stop it right now and a sample price.
- A plumber answers, not a call centre
- Written price before anything is opened
Sheet A1 · Section through a Seattle house
Tap the letter where you see water.
HotColdDrain
Water under the kitchen sink
How urgent: This weekTodayRight now
Emergency shut-off guide
Water everywhere? Shut it off in three steps.
Can’t stop it? A plumber answers 24/7 and stays on the line while you find the valve.
(206) 555-0143-
Find where the water comes in
Go to the basement wall that faces the street. Look where a pipe comes through the concrete, often low on the wall or near the water heater.
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Turn it the right way
Water onOff. Nothing flowing.
Clockwise (righty-tighty) until it stops. Old wheels can take a few turns and feel stiff. Firm hands, no wrench: if it won’t budge, don’t force it. Call.
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Drain the pipes, then call
- Open the lowest tap in the house, like a laundry sink or a basement faucet, to empty the lines.
- Gas water heater: turn the knob to Pilot. Electric: switch off its breaker.
- Water near outlets, cords or the electrical panel? Stay out of it and call 911.
- Still running? The meter box by the sidewalk has a valve too, but it needs a meter key. Call us and we’ll talk you through it.
Nights, weekends and holidays: a flat $150 after-hours call-out, said on the phone before we drive (sample price).
Water heater checker · sample prices
Repair it or replace it?
Three questions, a straight answer and sample prices for both. If the fix is cheap and the tank is young, we’ll tell you to fix it.
Schedule of work · sample prices
Pipe by pipe, priced before we start.
| Item | Work | Sample price |
|---|---|---|
| 01 | Leak find and fixFind it, stop it, fix the pipe or fitting. | $185–$650 |
| 02 | Water heater repairThermocouple, element, valve, igniter or a flush. | $180–$480 |
| 03 | New tank water heater50 gallons, gas or electric, strapped, permitted, old one hauled. | $2,400–$3,900 |
| 04 | Tankless water heaterSized to your house, vented, permitted. | $4,800–$7,500 |
| 05 | RepipeGalvanized out, PEX or copper in, walls patched. In stages if you like. | $9,000–$18,000 |
| 06 | Side sewer cameraA camera down the line to the street. You get the video. | $225–$395 |
| 07 | Side sewer repairRoots cleared, a spot repair, or a new line when it’s time. | from $3,800 |
| 08 | Drains and clogsSinks, tubs, toilets and main lines. | $175–$425 |
| 09 | Toilets, faucets, fixturesRepair or install. You buy it, or we bring it. | $150–$750 |
All prices are samples for a fictional business. The real one is written down and sent to your phone before any work starts.
Sample visit · fictional times · our house rules
A 2 a.m. call, start to finish.
You call. A plumber picks up, not a call centre, and stays on the line until the water is off.
A text with your plumber’s name and an arrival time you can hold us to.
Shoe covers on at the door. Drop cloth down before a single tool comes out.
A written price on your phone. Nothing is opened, cut or replaced until you tap yes.
Fixed. Photos of what we found, the old part left on the counter, the floor dried.
A text to check it’s still dry. If it isn’t, we come back. No call-out fee.
Where we work (sample)
Seattle’s old houses, and the new ones too.
Ballard bungalows, Beacon Hill foursquares, Queen Anne basements, West Seattle mid-century. If it has pipes and rain on the roof, it’s ours.
- Ballard
- Fremont
- Wallingford
- Green Lake
- Phinney Ridge
- Greenwood
- Ravenna
- Maple Leaf
- Queen Anne
- Magnolia
- Capitol Hill
- Madrona
- Central District
- Beacon Hill
- Columbia City
- Georgetown
- West Seattle
- Shoreline
Straight answers
Is the leak finder a diagnosis?
No. It's a guide to where water usually comes from, how urgent it is and a rough sample price. A plumber confirms it at your house, and the written price replaces any range on this site. Every price here is a sample for a fictional business.
Do you charge more at night?
In this sample: a flat $150 after-hours call-out, said on the phone before we drive. The work itself uses the same price list as a Tuesday morning.
Will I know the price before you start?
Yes. You get a written price on your phone before anything is opened, cut or replaced. If we find something else, you get a photo and a new price, and nothing happens until you say yes.
My house is from the 1920s. Can you work on galvanized pipe and cast iron?
That's most of our week. Old galvanized lines rust from the inside, which is why the pressure drops over the years. We can fix the one bad section or plan a repipe in stages, and we tell you which one we'd do in our own house.
Do I need a permit for a water heater or a side sewer?
Usually, yes. In this sample we pull the permit, book the inspection and put the fee on the written price, so it isn't a surprise later.
Tank, tankless or heat pump?
It depends on the house, the space and how you use hot water. A tank is the cheapest to put in. Tankless never runs out but costs more up front. A heat pump tank is the cheapest to run but needs room and a warm-ish basement. We'll lay out all three on one page.
Book a visit
Book a visit, or just call.
Tell us what’s going on and when suits. We’ll text a time and a written price. This is a sample site, so the form sends nothing.
24/7, a plumber answers(206) 555-0143