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Beaver's Plumbing is a licensed plumbing contractor based in Monroe, Washington, with HVAC and electrical service. We handle drain cleaning, water heater repair and replacement, leak detection and repair, repiping, sewer lines, fixtures, electrical work, furnaces, heat pumps and AC, plus 24/7 emergency plumbing for homes, businesses and rental properties across Snohomish County, King County and Western Washington.

Yes. We handle plumbing and electrical for offices, retail stores, restaurants, rental homes, apartments and HOAs, work with property managers and landlords, and schedule around business hours and tenants. Emergencies are answered 24/7.

We're based in Monroe and serve all of Snohomish County (Monroe, Sultan, Gold Bar, Snohomish, Everett, Lake Stevens, Marysville, Mill Creek, Lynnwood, Edmonds, Bothell and more) and north and east King County (Woodinville, Duvall, Kirkland, Redmond, Bellevue, Seattle and more). We also schedule Skagit, Whatcom, Pierce and Thurston County calls around drive time, so call to confirm your address.

Yes. Beaver's Plumbing Inc holds a Washington plumbing contractor license (L&I BEAVEPI744ON) and a construction contractor registration (BEAVEPI741J3), and is bonded and insured. Every technician is background-checked, uniformed and trained on current code. You can verify our license on the Washington L&I website.

Yes. Our emergency line at (425) 845-3535 answers 24 hours a day, 7 days a week, including holidays. Routine appointments are scheduled Mon–Sat, 7am–7pm, with same-day service whenever we can fit you in.

Yes. Our repairs and installations are backed by a workmanship warranty, and manufacturer parts warranties apply on top; we walk you through coverage before the job starts. If something we fixed fails, we come back and make it right at no charge.

Yes. That's the Dam Good Guarantee: if you're not 100% satisfied with the quality of our work, we come back and make it right.

Always. You get a clear, written flat-rate price before any work begins. No hidden fees and no clock running: the price we quote is the price you pay.

It depends on the job. A standard drain cleaning typically runs $250–$550, water heater replacement $2,200–$4,000 depending on the unit, and leak repairs $500–$1,100. We always give you a written price before we start.

Our dispatch and diagnostic fee is $250 during business hours (Mon–Fri, 8am–5pm) and $600 after hours and on weekends. We tell you before we dispatch, and Dam Good Defenders Club members have these fees waived (Beaver Boss members at any hour).

Call or text (425) 845-3535, request a free estimate online, or book a time with our online scheduler. Photos of the problem help us quote faster.

We accept credit cards and contactless mobile payments. Members save a card on file securely through Housecall Pro.

Our emergency line answers 24/7, and for urgent problems like burst pipes, sewage backups or flooding we typically arrive within 1 to 2 hours in our core service area around Monroe; farther areas take longer. Call (425) 845-3535 right away.

Our published dispatch and diagnostic fee is $250 during business hours (Mon–Fri, 8am–5pm) and $600 after hours and on weekends, plus the repair, which is quoted as a flat price before we start. Dam Good Defenders Club members don't pay dispatch fees.

Shut off the main water valve, turn off the water heater (gas to pilot or off, electric at the breaker), avoid using drains if sewage is backing up, and move belongings away from the water. Take photos for insurance if it's safe to do so.

Yes. The same 24/7 line ((425) 845-3535) covers offices, shops, restaurants, rental homes and apartment buildings. Property managers and landlords can call for a tenant, and we coordinate access and approval before we start.

A standard drain cleaning at Beaver's Plumbing typically runs $250–$550. Main sewer lines, heavy root intrusion, hydro-jetting and camera inspections cost more, and after-hours calls carry a higher dispatch fee. You always get a written flat-rate price before we start.

We don't recommend it. Caustic cleaners rarely remove the clog, can damage older pipes and fittings, and make the drain hazardous for whoever has to open it next. A plunger, a hand snake or baking soda and hot water are safer first steps; if those fail, call us.

Recurring clogs usually mean something is left in the line: grease coating a kitchen drain, roots growing into a sewer joint, a sag (belly) where debris settles, or a broken pipe. A video camera inspection shows the cause so it can be fixed, not just cleared again.

When sewage is backing up into a tub, shower or floor drain, or when more than one fixture is backing up at once. Stop running water and call our 24/7 line at (425) 845-3535. A main-line backup can keep getting worse every time a toilet is flushed.

In most Puget Sound cities the homeowner owns and maintains the side sewer that runs from the house to the public sewer main, often including the connection itself. Rules vary by city and sewer district, so check your local utility. On a septic system, the line to the tank is yours.

Several drains slowing or backing up at once, gurgling toilets, sewage odors, water backing up into a tub or floor drain when the washer drains, or unusually green, soggy patches in the yard along the sewer line.

It's worth it, especially for older homes or lots with big trees. A camera inspection shows roots, sags, cracks and old pipe material before you own them, and repairs can cost thousands.

Water heater replacement at Beaver's Plumbing typically runs $2,200–$4,000 depending on the unit type, size, fuel and what the installation needs to meet code. Tankless conversions sit at the higher end. You get a written flat price before we begin.

Tank water heaters often last about 8 to 12 years, and tankless units usually last longer with regular descaling. Rust-colored water, rumbling or popping sounds, moisture around the base, or a unit past its first decade are signs it's time to plan a replacement.

Repair makes sense for a younger unit with a failed part such as a thermostat, element, igniter or gas valve. A leaking tank can't be repaired, and on an older unit a big repair often costs a large share of a new one. We'll show you both prices so you can decide.

Yes. We install gas and electric tankless water heaters and handle the venting, gas line sizing and electrical requirements that come with switching from a tank.

A tank water heater stores and keeps a reservoir of water hot, typically 40 to 80 gallons. A tankless unit heats water on demand: it's more energy-efficient, never runs out of hot water and usually lasts longer, but costs more up front. We install and service both and can help you choose.

Common signs are an unexplained jump in your water bill, stains on walls or ceilings, musty odors, warm or soft spots in the floor, low water pressure, or the sound of running water when nothing is on. If your water meter moves with every fixture off, you almost certainly have a leak.

Most leak repairs at Beaver's Plumbing run $500–$1,100. Leaks inside concrete slabs, long reroutes or major wall and floor access cost more. We locate the leak first and give you a flat price before any repair begins.

Shut off the main water valve right away, turn off the water heater, and move valuables out of the way. Then call our 24/7 line at (425) 845-3535. The faster the water is off and the pipe is repaired, the less damage the house takes.

Most homes are repiped in one to two days. Larger homes, multiple stories or hard-to-reach runs can take longer. You get the timeline with your fixed price before work starts, and your water is off only while we switch over.

Both are good. PEX is flexible, has fewer fittings, tolerates freezing better than rigid pipe and usually costs less to install. Copper is rigid, durable and long-proven. We'll recommend what fits your home, water and budget.

Polybutylene is usually gray (sometimes blue or black) flexible plastic, often stamped PB2110, and was installed from about 1978 to 1995. Galvanized is dull gray steel with threaded fittings. Check near the water heater, under sinks or where the main enters the house, or have us look.

Yes. We're happy to install fixtures you've bought. We'll check the box before we start for missing parts, and we'll recommend replacing old shutoff valves or supply lines if they're worn so the new fixture isn't let down by old parts.

Usually a worn flapper, a misadjusted fill valve or float, or a chain that's too tight. It's often a quick repair. A toilet that runs constantly can waste a lot of water, so it's worth fixing soon.

Yes. Our plumbers handle rough-in for new and remodeled bathrooms and kitchens, then return to set the fixtures once walls and cabinets are finished.

Once a year, ideally in late summer or fall before the heating season. Maintenance keeps efficiency up, catches worn parts early and extends the life of the equipment. Both Dam Good Defenders Club tiers include an HVAC check.

Repair makes sense for younger equipment with a failed part. For an older system that needs a major repair or keeps breaking down, replacement, often with a heat pump, can cost less over the next several years. We'll price both options.

Yes. Ductless mini-splits are a good fit for homes without ductwork, additions, shops and rooms that never get comfortable.

Beaver's Plumbing's home protection membership. Members get scheduled plumbing and HVAC inspections, a water heater flush and water quality test, waived dispatch fees, 10–15% off all plumbing, HVAC and duct cleaning, and priority scheduling. There are two tiers: Lodge Member and Beaver Boss.

Lodge Member is $24.99 a month or $274 a year. Beaver Boss is $54.99 a month or $604 a year. Paying yearly saves you about one month. Both require a 12-month minimum commitment.

Lodge covers one annual plumbing and HVAC inspection, a water heater flush and water test, no business-hours dispatch fee and 10% off. Beaver Boss adds a second biannual visit, an annual sewer camera inspection, fall pipe winterization, no dispatch fees at any hour, 15% off, a $250 yearly upgrade credit and guaranteed same-day emergency service.

When a weather event or a surge of calls hits, like a freeze that bursts pipes across the county, Dam Good Defenders Club members come first. We prioritize members above all other calls to get you taken care of. Both Lodge Member and Beaver Boss include A1 Priority.

Non-members pay a $250 dispatch and diagnostic fee during business hours and $600 after hours and on weekends. Lodge Members don't pay the business-hours fee; Beaver Boss members don't pay either one, so a single after-hours emergency can cover most of a year's dues.

Memberships have a 12-month minimum, then renew month-to-month; cancel with 30 days' written notice (an early termination fee applies before 12 months). If you sell your home, the membership is fully transferable to the new homeowner.

After you sign up, Beaver's Plumbing sends a secure Housecall Pro link by email to save your payment method and activate the membership. Your card information is entered directly into Housecall Pro's encrypted system, never on this website.