Snohomish County
Plumber in Edmonds, WA
Edmonds has some of the oldest housing we serve: ACS 2024 5-year estimates (2020 to 2024) put the median year built at 1974, with 61% of homes built before 1980, 19% before 1960 and only 14% since 2000.
Key facts
- Serving
- Edmonds, WA
- ZIP codes
- 98020, 98026
- From our shop
- About 22 driving miles from Monroe
- Water
- City of Edmonds, which buys its water from Alderwood Water & Wastewater District; Olympic View Water & Sewer District serves parts of Edmonds plus Woodway and Esperance. Soft: city water averaged 12.5 mg/L (ppm) total hardness in 2025; Olympic View's Seattle supply is also soft
- Estimates
- Free, upfront flat-rate pricing
- Emergencies
- 24/7 at (425) 845-3535
Plumbing in Edmonds
Edmonds is the oldest incorporated city in Snohomish County, dating to 1890, and it had its own water system by 1908. Most of its homes came much later, as the hills north and east of downtown were developed into suburban subdivisions in the mid-to-late 20th century and annexed. Between 1960 and 1990 the population tripled, from about 8,000 to more than 30,000. Downtown sits in a valley known as the Bowl, and the city has five miles of Puget Sound shoreline.
Edmonds runs its own sewer utility: more than 186 miles of sanitary sewer mains, 14 pump stations and 26 residential grinder pumps serve over 9,800 accounts, with wastewater treated at the Edmonds and Lynnwood plants. City side sewer standards call for a 6-inch cleanout at the property line, no more than 100 feet between cleanouts, and a minimum 4-inch side sewer for a single-family home.
Neighborhoods we serve
Downtown (the Bowl) Five Corners Westgate Perrinville Seaview Sherwood Firdale Highway 99 corridor Esperance
Near Brackett's Landing Park, Edmonds ferry terminal, Edmonds Marsh, and everywhere in between.
Local know-how
What's hard on plumbing in Edmonds.
Cast-iron and galvanized in older homes
Most Edmonds homes predate 1980. Houses built before the mid-1970s often have cast-iron drain lines, and the 19% built before 1960 may still have galvanized supply pipe. Beaver's camera-inspects drains and quotes PEX or copper repipes at a flat rate.
Backflow devices and banned connections
Edmonds side sewer standards call for an approved backflow device when a home's plumbing sits below the upstream sewer manhole, and they bar downspouts, footing drains and outside drains from the side sewer. Beaver's can camera-inspect your line and spot problem connections.
Know where your main shutoff is
In June 2022 a burst pipe on the Edmonds library's rooftop deck poured about 60,000 gallons into the building over several hours. At home, find and test your main shutoff now; if it is stuck or leaking, Beaver's can repair or replace it.
Water running right now?
Shut off the main water valve, turn off the water heater, and call us. Our emergency line answers 24/7.
Services
Our services in Edmonds.
- 01Plumbing
Drain cleaning in Edmonds
Slow sinks, backed-up showers and main-line clogs cleared with professional cable machines and hydro-jetting, with a camera inspection when we need to see what's causing it.
- — Kitchen, bathroom, laundry and floor drains cleared
- — Main sewer line cleaning from the cleanout
- — Hydro-jetting to scour grease, scale and roots off the pipe walls
Typical price: $250–$550 for a standard drain cleaning
Learn more - 02Plumbing
Water heaters in Edmonds
Tank and tankless, gas and electric: same-day repairs, code-compliant replacements and upgrades, with the unit sized to your household.
- — Diagnosis and repair of thermostats, elements, gas valves, igniters and leaks
- — Tank water heater replacement, same day when possible
- — Tankless water heater installation and upgrades
Typical price: $2,200–$4,000 for a replacement, depending on the unit
Learn more - 03Plumbing
Leak repair in Edmonds
Leaks found with electronic detection instead of guesswork, then fixed for good: pipes, fittings, valves, fixtures, slabs and burst lines.
- — Leak detection behind walls, under floors and in slabs
- — Pipe, fitting and valve repairs (copper, PEX, galvanized, CPVC)
- — Burst and frozen pipe repair
Typical price: $500–$1,100 for most leak repairs
Learn more - 04Plumbing
Repiping in Edmonds
Aging galvanized or polybutylene supply lines replaced with PEX or copper, with small access openings, a pressure test and a written warranty.
- — Whole-home PEX or copper repipe
- — Galvanized steel and polybutylene replacement
- — New shutoff valves at fixtures
- 05Plumbing
Sewer lines in Edmonds
Main sewer lines camera-inspected, cleaned of roots and grease, and repaired or replaced when the pipe itself has failed.
- — Sewer camera inspection with the footage explained
- — Main line cleaning and root cutting
- — Hydro-jetting for grease and root buildup
- 06Heating & cooling
HVAC in Edmonds
Furnaces, heat pumps, air conditioners and ductless mini-splits repaired, maintained and installed, plus duct cleaning and repair.
- — Furnace repair, maintenance and replacement
- — Heat pump repair and installation
- — Air conditioner service and installation
Also available in Edmonds: faucet, toilet and fixture installation, 24/7 emergency plumbing, and the Dam Good Defenders Club membership.
- Upfront, written flat-rate price before any work begins
- Dam Good Guarantee: if something we fixed isn't right, we come back and make it right, no charge.
- WA contractor license BEAVEPI741J3
Good questions
Edmonds plumbing FAQ.
Don't see your question? Call or text (425) 845-3535. A real person answers, 24/7.
Do I need a permit to repair my side sewer in Edmonds?
Yes. Edmonds requires a side sewer permit to install or repair the line from 2 feet outside your house to the property line, and work within 2 feet of the house or under it needs a separate plumbing permit. A new lateral from the property line to the street main takes a right-of-way permit that only a licensed and bonded contractor can get. Homeowners may repair side sewers on their own property, and Beaver's can camera-inspect the line first.
Where does Edmonds' tap water come from?
It depends on your address. The City of Edmonds buys Everett's Spada Lake water through Alderwood Water & Wastewater District; it averaged 12.5 ppm of hardness in 2025, which is soft. Olympic View Water & Sewer District, which serves parts of Edmonds plus Woodway and Esperance, gets about 60% of its water from Seattle's Tolt River supply and the rest from Deer Creek, a spring-fed stream in Woodway. Olympic View says it has no lead pipes or service lines.
Nearby areas we serve
Sources for local facts on this page
- https://en.wikipedia.org/wiki/Edmonds,_Washington
- https://www.edmondswa.gov/government/departments/public_works_and_utilities/water_utility_system
- https://www.edmondswa.gov/government/departments/public_works_and_utilities/sewer_utility_system
- https://cdnsm5-hosted.civiclive.com/UserFiles/Servers/Server_16494932/File/Services/Permits%20Development/General%20Permit%20Assistance/Informational%20Handouts/E71-Side%20Sewer.pdf
- https://www.olympicviewwater.com/service
- https://www.olympicviewwater.com/_files/ugd/6c6852_8b744892e2c54cf8b592baff3d58a7a4.pdf
- https://yourwater.awwd.com/
- https://censusreporter.org/profiles/16000US5320750/
Plumbing problem in Edmonds? Let's fix it right.
Free estimates, upfront flat-rate pricing, and a 24/7 emergency line at (425) 845-3535.