# Washington Plumbing & Drain

> Veteran-owned, family-run plumbing company in Port Orchard, Washington serving Kitsap, Pierce and Mason counties. Drain cleaning, hydro jetting, sewer camera inspection and repair, water heaters (tank and tankless), leak detection, repiping, well houses and pressure tanks, water filtration, fixtures, gas lines, bathroom remodel plumbing and emergency service. Flat-rate pricing approved before work starts. Phone (360) 812-1124. WA license WASHIPD777JL. 200+ Google reviews, 5.0 average.

Hours: Monday–Friday 7:30 AM–10:00 PM, Saturday 8:00 AM–5:00 PM, Sunday closed with after-hours emergency calls answered. Owner and lead plumber: Gregory Lowe. Based in Port Orchard, WA; no physical storefront, service-area business. Email washplumbdrain@gmail.com.

## Core pages

- [Home](https://washington-plumbing.com/): Overview, reviews, service list and request form
- [Services](https://washington-plumbing.com/services/): All 40 plumbing services
- [Service areas](https://washington-plumbing.com/service-areas/): 38 communities in Kitsap, Pierce and Mason counties
- [Emergency plumber](https://washington-plumbing.com/emergency-plumber/): Evening, weekend and after-hours service
- [Reviews](https://washington-plumbing.com/reviews/): Verbatim Google reviews
- [Our work](https://washington-plumbing.com/our-work/): Real job photos with captions
- [About](https://washington-plumbing.com/about/): The company, crew and license
- [Contact](https://washington-plumbing.com/contact/): Phone, hours and request form

## Services

- [Drain Cleaning](https://washington-plumbing.com/services/drain-cleaning/): Kitchen, bathroom, laundry and main line drains cleared with the right machine for the pipe, not a bottle of chemicals.
- [Hydro Jetting](https://washington-plumbing.com/services/hydro-jetting/): High-pressure water scours grease, scale, sludge and roots off the full pipe wall. We own the jetting truck, so there is no second company to wait on.
- [Sewer Camera Inspection](https://washington-plumbing.com/services/sewer-camera-inspection/): A push camera with a monitor shows the inside of your drain or sewer line in real time, with footage you keep and a plumber who explains what it means.
- [Sewer Line Repair & Replacement](https://washington-plumbing.com/services/sewer-line-repair/): Broken, rooted, bellied or collapsed sewer laterals located on camera and repaired by excavation with new pipe, proper bedding and new cleanouts.
- [Sewer Cleanout Installation](https://washington-plumbing.com/services/sewer-cleanout-installation/): Add a proper two-way exterior cleanout so every future drain cleaning, jetting and camera inspection takes minutes instead of a pulled toilet or a trip to the roof.
- [Cast Iron & Galvanized Pipe Replacement](https://washington-plumbing.com/services/cast-iron-and-galvanized-pipe-replacement/): Rusted cast iron drains and galvanized water lines in mid-century homes replaced with PVC, ABS, copper and PEX, in sections or all at once.
- [Commercial Drain & Storm Drain Cleaning](https://washington-plumbing.com/services/commercial-drain-cleaning/): Restaurant grease lines, floor sinks, apartment stacks and parking lot catch basins cleared and jetted on your schedule, with records kept for every line.
- [Crawlspace Plumbing Repair](https://washington-plumbing.com/services/crawlspace-plumbing/): Leaking drains, failed water lines, missing insulation and sewage under the house found and fixed by plumbers who spend a lot of their week in crawlspaces.
- [Water Heater Repair](https://washington-plumbing.com/services/water-heater-repair/): No hot water, a leak, a pilot that will not stay lit or a tank that rumbles. Honest diagnosis of gas, electric and tankless heaters, repaired when repair makes sense.
- [Water Heater Installation & Replacement](https://washington-plumbing.com/services/water-heater-installation/): Gas and electric tank water heaters sized to the household and installed to code with expansion tank, pan, seismic straps and the old unit hauled off.
- [Tankless Water Heater Installation](https://washington-plumbing.com/services/tankless-water-heater/): Rinnai tankless conversions and replacements with the gas line, venting, isolation valves and condensate handled so the unit lasts and can be serviced.
- [Water Heater Maintenance & Tankless Descaling](https://washington-plumbing.com/services/water-heater-maintenance/): Annual tankless descaling, tank flushes and anode rod replacement that keep a water heater running past the age most of them die.
- [Thermal Expansion Tanks & Mixing Valves](https://washington-plumbing.com/services/water-heater-expansion-tank/): Expansion tanks that stop relief-valve drips and pressure spikes, plus mixing valves that give you safer, longer-lasting hot water.
- [Water Line Repair & Replacement](https://washington-plumbing.com/services/water-line-repair/): Underground water service lines located, repaired or replaced from the meter or well to the house, in glacial till, clay and long gravel driveways.
- [Leak Detection & Repair](https://washington-plumbing.com/services/leak-detection/): Hidden leaks behind walls, under slabs, in ceilings and crawlspaces found with pressure testing and listening gear, then fixed with one access cut instead of five.
- [Burst & Frozen Pipe Repair](https://washington-plumbing.com/services/burst-pipe-repair/): Frozen lines thawed safely and split copper, PEX and poly pipes repaired fast, with after-hours calls answered during cold snaps.
- [Whole-House Repiping](https://washington-plumbing.com/services/repiping/): Galvanized, polybutylene and failing copper replaced with PEX or new copper through the whole house, usually with water back on the same night.
- [Main Water Shutoff Valve Replacement](https://washington-plumbing.com/services/main-water-shutoff-valve/): Seized gate valves replaced with full-port ball valves, and shutoffs relocated from the crawlspace to somewhere you can actually reach in an emergency.
- [Low Water Pressure & Pressure Regulator Repair](https://washington-plumbing.com/services/low-water-pressure-repair/): Pressure problems diagnosed at the gauge, not guessed at: failed PRVs replaced, choked pipe found, and boosters sized for hills and long runs.
- [Smart Leak Detection & Automatic Shutoff](https://washington-plumbing.com/services/smart-leak-detection/): Flo by Moen smart shutoff valves and leak sensors installed on the main, so a burst pipe closes the water and texts you instead of flooding the house.
- [Water Treatment & Filtration Systems](https://washington-plumbing.com/services/water-filtration/): Sediment, iron, sulfur and chlorine handled at the point of entry with Cascadian and Halo systems sized to your water, not a catalog.
- [Reverse Osmosis Drinking Water Systems](https://washington-plumbing.com/services/reverse-osmosis/): Under-sink reverse osmosis systems installed with a dedicated faucet, a proper drain connection and a storage tank that actually fills.
- [Well House & Pressure Tank Service](https://washington-plumbing.com/services/well-house-and-pressure-tank/): Pressure tanks, pressure switches, check valves, freeze protection and the plumbing inside well houses across Kitsap, Pierce and Mason counties.
- [Water Pressure Booster Pumps](https://washington-plumbing.com/services/water-pressure-booster-pump/): DAB constant-pressure booster pumps for hillside homes, long service lines and weak community water systems, installed with isolation valves and a bypass.
- [Toilet Repair & Installation](https://washington-plumbing.com/services/toilet-repair-and-installation/): Running, rocking, leaking and weak-flushing toilets repaired or replaced, including flange repair on floors that have seen better decades.
- [Faucet Repair & Installation](https://washington-plumbing.com/services/faucet-repair-and-installation/): Dripping, stiff, leaking and worn-out kitchen and bathroom faucets repaired or replaced, with the shutoff valves and supply lines checked while the cabinet is open.
- [Sink Installation & Replacement](https://washington-plumbing.com/services/sink-installation/): Kitchen, bath, bar and utility sinks set, sealed and plumbed, including undermounts in stone, vanity swaps and resets after a countertop job.
- [Garbage Disposal Repair & Installation](https://washington-plumbing.com/services/garbage-disposal/): Humming, jammed, leaking and dead disposals repaired or replaced, with the drain and dishwasher connections done right and honest advice for septic homes.
- [Shower Valve & Tub Repair](https://washington-plumbing.com/services/shower-valve-and-tub-repair/): Shower cartridges, pressure-balanced valve replacements, tub spouts, diverters and drips fixed from the front or through the wall, with the tile left intact when it can be.
- [Kitchen Plumbing](https://washington-plumbing.com/services/kitchen-plumbing/): Kitchen remodel rough-in and trim-out, dishwasher and ice maker lines, pot fillers, island sinks, gas for the range and the drain that ties it all together.
- [Laundry & Washing Machine Plumbing](https://washington-plumbing.com/services/washing-machine-valves-and-laundry/): Washing machine shutoff valves that actually shut off, laundry boxes, standpipes that do not overflow, utility sinks and new laundry hookups where there were none.
- [Hose Bib & Outdoor Faucet Replacement](https://washington-plumbing.com/services/hose-bib-and-outdoor-faucet/): Frost-free hose bibs, split sillcocks after a freeze, and yard hydrants for long driveways and pump houses, installed to drain and stay dry.
- [Backflow Preventer Installation](https://washington-plumbing.com/services/backflow-preventer/): RPZ, double check and PVB assemblies installed and replaced for irrigation, fire sprinklers, wells and boilers, with the paperwork your water purveyor asks for.
- [Gas Line Installation & Repair](https://washington-plumbing.com/services/gas-line-installation/): Natural gas and propane piping for ranges, water heaters, dryers, fireplaces, BBQs and generators, pressure-tested and permitted.
- [Bathroom Remodel Plumbing](https://washington-plumbing.com/services/bathroom-remodel/): Tub-to-shower conversions, tile walk-in showers with grab bars, relocated drains and vanities, and new valves, roughed in right so the finish work lasts.
- [New Construction & Rough-In Plumbing](https://washington-plumbing.com/services/new-construction-plumbing/): Underground, rough-in and finish plumbing for custom homes, ADUs, shops, garages and additions, built to pass inspection and outlast the framing.
- [Sump Pump Installation & Repair](https://washington-plumbing.com/services/sump-pump/): Crawlspace and basement sump pumps, sealed basins, check valves, discharge lines and battery backups for the groundwater that comes with a Puget Sound winter.
- [Sewage Ejector & Grinder Pumps](https://washington-plumbing.com/services/sewage-ejector-and-grinder-pump/): Ejector, grinder and septic effluent pumps replaced, repaired and installed for basements, waterfront lots and pump-to-sewer homes, with floats, alarms and unions done properly.
- [Whole-Home Plumbing Inspection](https://washington-plumbing.com/services/plumbing-inspection/): A licensed plumber's top-to-bottom look at supply, drains, water heater, fixtures and the crawlspace, with photos and a written report, before you buy, sell or rent.
- [Emergency Plumbing](https://washington-plumbing.com/services/emergency-plumbing/): Burst pipes, sewage backups, failed water heaters and leaks you cannot stop, with evening, weekend and after-hours emergency calls answered by a real person.

## Service areas

- [Plumber in Port Orchard, WA](https://washington-plumbing.com/service-areas/port-orchard/): Kitsap County, this is home base, so most Port Orchard addresses are a few minutes from the shop
- [Plumber in Bremerton, WA](https://washington-plumbing.com/service-areas/bremerton/): Kitsap County, about 15 to 20 minutes from Port Orchard around Sinclair Inlet on Highway 3, longer when shipyard traffic is letting out
- [Plumber in Silverdale, WA](https://washington-plumbing.com/service-areas/silverdale/): Kitsap County, about 25 to 30 minutes from Port Orchard up Highway 3 past Bremerton
- [Plumber in Poulsbo, WA](https://washington-plumbing.com/service-areas/poulsbo/): Kitsap County, about 35 to 45 minutes north of Port Orchard on Highway 3
- [Plumber in Bainbridge Island, WA](https://washington-plumbing.com/service-areas/bainbridge-island/): Kitsap County, about 45 minutes to an hour from Port Orchard by road through Bremerton, Silverdale and the Agate Pass Bridge
- [Plumber in Kingston, WA](https://washington-plumbing.com/service-areas/kingston/): Kitsap County, about 50 minutes to an hour north of Port Orchard on Highway 3 and Highway 104
- [Plumber in Hansville, WA](https://washington-plumbing.com/service-areas/hansville/): Kitsap County, a little over an hour from Port Orchard, the longest drive we make inside Kitsap County
- [Plumber in Seabeck, WA](https://washington-plumbing.com/service-areas/seabeck/): Kitsap County, about 40 to 50 minutes from Port Orchard through Bremerton and out the Seabeck Highway
- [Plumber in Manchester, WA](https://washington-plumbing.com/service-areas/manchester/): Kitsap County, about 15 minutes east of Port Orchard along Mile Hill Drive and Beach Drive
- [Plumber in Olalla, WA](https://washington-plumbing.com/service-areas/olalla/): Kitsap County, about 20 to 25 minutes south of Port Orchard on Highway 16 or down Banner Road
- [Plumber in Southworth, WA](https://washington-plumbing.com/service-areas/southworth/): Kitsap County, about 15 to 20 minutes east of Port Orchard on Sedgwick Road, State Route 160
- [Plumber in Keyport, WA](https://washington-plumbing.com/service-areas/keyport/): Kitsap County, about 35 to 40 minutes from Port Orchard up Highway 3 and out State Route 308
- [Plumber in Suquamish, WA](https://washington-plumbing.com/service-areas/suquamish/): Kitsap County, about 40 to 50 minutes from Port Orchard up Highway 3 and over on Highway 305 toward Agate Pass
- [Plumber in Indianola, WA](https://washington-plumbing.com/service-areas/indianola/): Kitsap County, about 45 to 55 minutes from Port Orchard by Highway 3, Highway 305 and Indianola Road
- [Plumber in Port Gamble, WA](https://washington-plumbing.com/service-areas/port-gamble/): Kitsap County, about 55 minutes to an hour north of Port Orchard on Highway 3
- [Plumber in Tracyton, WA](https://washington-plumbing.com/service-areas/tracyton/): Kitsap County, about 20 to 25 minutes from Port Orchard through Bremerton and up Tracyton Boulevard
- [Plumber in Burley, WA](https://washington-plumbing.com/service-areas/burley/): Kitsap County, about 15 to 20 minutes south of Port Orchard on Highway 16 or Bethel-Burley Road
- [Plumber in Gig Harbor, WA](https://washington-plumbing.com/service-areas/gig-harbor/): Pierce County, about 25 minutes from Port Orchard down Highway 16, no bridge toll in that direction
- [Plumber in Tacoma, WA](https://washington-plumbing.com/service-areas/tacoma/): Pierce County, about 35 to 40 minutes from Port Orchard across the Tacoma Narrows Bridge, longer at the evening rush
- [Plumber in Fox Island, WA](https://washington-plumbing.com/service-areas/fox-island/): Pierce County, about 35 minutes from Port Orchard, down Highway 16 and across the Fox Island Bridge from Artondale
- [Plumber in Purdy, WA](https://washington-plumbing.com/service-areas/purdy/): Pierce County, about 20 minutes from Port Orchard down Highway 16, the closest Pierce County stop we have
- [Plumber in Wauna, WA](https://washington-plumbing.com/service-areas/wauna/): Pierce County, about 25 minutes from Port Orchard via Highway 16 and the first mile of Highway 302
- [Plumber in Key Peninsula, WA](https://washington-plumbing.com/service-areas/key-peninsula/): Pierce County, 30 to 50 minutes from Port Orchard depending on how far down the peninsula you are, via Highway 16, Highway 302 and the Key Peninsula Highway
- [Plumber in Longbranch, WA](https://washington-plumbing.com/service-areas/longbranch/): Pierce County, about 55 minutes from Port Orchard
- [Plumber in University Place, WA](https://washington-plumbing.com/service-areas/university-place/): Pierce County, about 40 minutes from Port Orchard, over the Narrows Bridge and south on Bridgeport Way or Jackson Avenue
- [Plumber in Fife, WA](https://washington-plumbing.com/service-areas/fife/): Pierce County, about 45 minutes from Port Orchard, across the Narrows Bridge and through Tacoma on Highway 16 and Interstate 5
- [Plumber in Puyallup, WA](https://washington-plumbing.com/service-areas/puyallup/): Pierce County, about 50 to 55 minutes from Port Orchard, over the Narrows Bridge and across Tacoma on Highway 16 and Highway 512
- [Plumber in Lakewood, WA](https://washington-plumbing.com/service-areas/lakewood/): Pierce County, about 45 minutes from Port Orchard, over the Narrows Bridge and south through University Place or down Interstate 5
- [Plumber in Ruston, WA](https://washington-plumbing.com/service-areas/ruston/): Pierce County, about 40 minutes from Port Orchard, over the Narrows Bridge and north through Tacoma's West End to Pearl Street
- [Plumber in Fircrest, WA](https://washington-plumbing.com/service-areas/fircrest/): Pierce County, about 35 minutes from Port Orchard, over the Narrows Bridge and a few minutes down Highway 16 to the Orchard Street exit
- [Plumber in Steilacoom, WA](https://washington-plumbing.com/service-areas/steilacoom/): Pierce County, about 50 minutes from Port Orchard, over the Narrows Bridge, through University Place and down to the waterfront
- [Plumber in Belfair, WA](https://washington-plumbing.com/service-areas/belfair/): Mason County, about 20 minutes from Port Orchard, west on Highway 3 through Gorst and over the hill
- [Plumber in Allyn, WA](https://washington-plumbing.com/service-areas/allyn/): Mason County, about 30 minutes from Port Orchard, west on Highway 3 through Belfair and south along North Bay
- [Plumber in Grapeview, WA](https://washington-plumbing.com/service-areas/grapeview/): Mason County, about 35 to 40 minutes from Port Orchard, west on Highway 3 past Allyn and down Grapeview Loop Road
- [Plumber in Shelton, WA](https://washington-plumbing.com/service-areas/shelton/): Mason County, about 45 to 50 minutes from Port Orchard, west on Highway 3 through Belfair and Allyn to the head of Oakland Bay
- [Plumber in Hoodsport, WA](https://washington-plumbing.com/service-areas/hoodsport/): Mason County, about an hour from Port Orchard, west on Highway 3 to Belfair, then Highway 106 along the South Shore and Highway 101 up the canal
- [Plumber in Union, WA](https://washington-plumbing.com/service-areas/union/): Mason County, about 50 minutes from Port Orchard, west on Highway 3 to Belfair and then Highway 106 along the South Shore of Hood Canal
- [Plumber in Tahuya, WA](https://washington-plumbing.com/service-areas/tahuya/): Mason County, about 45 minutes from Port Orchard, west on Highway 3 to Belfair and then out North Shore Road along Hood Canal

## Plumbing problems explained

- [Why Is My Water Heater Leaking?](https://washington-plumbing.com/problems/why-is-my-water-heater-leaking/): Where the water is coming from tells you almost everything.
- [No Hot Water: What to Check Before You Call](https://washington-plumbing.com/problems/no-hot-water/): No hot water at all usually means the heater has stopped heating, not that the hot water is being lost somewhere.
- [Why Is My Water Heater Popping, Rumbling or Knocking?](https://washington-plumbing.com/problems/water-heater-making-popping-or-rumbling-noise/): Popping and rumbling in a tank water heater is water trapped under a layer of sediment at the bottom of the tank, flashing to steam and bursting through.
- [Why Does My Hot Water Run Out So Fast?](https://washington-plumbing.com/problems/hot-water-runs-out-too-fast/): When a tank heater that used to last through two showers now quits after one, something has cut the usable hot water in the tank roughly in half.
- [Why Does My Water Heater Pilot Light Keep Going Out?](https://washington-plumbing.com/problems/water-heater-pilot-light-keeps-going-out/): A pilot that lights but will not stay lit is almost always a weak or dirty thermocouple, the small sensor that tells the gas valve the flame is there.
- [Why Is the Water Pressure Low in My Whole House?](https://washington-plumbing.com/problems/low-water-pressure-whole-house/): Low pressure at every fixture means the restriction is upstream of the house plumbing: a failing pressure reducing valve, a partly closed main valve, a leak or crushed spot in the service line, corroded galvanized pipe, or on a well, a pump or pressure tank problem.
- [Why Is Water Pressure Low at Just One Faucet or Shower?](https://washington-plumbing.com/problems/low-water-pressure-one-faucet/): If only one fixture is weak, the restriction is in that fixture or the few feet of pipe feeding it.
- [Is My Water Pressure Too High? Signs and Fixes](https://washington-plumbing.com/problems/water-pressure-too-high/): Household water pressure above 80 psi is too high under the plumbing code, and anything above about 65 psi is hard on fixtures, supply lines and water heaters.
- [Why Is My Water Bill High When I Can't See a Leak?](https://washington-plumbing.com/problems/high-water-bill-no-visible-leak/): A water bill that jumps with no visible leak almost always means water is escaping somewhere you do not look: through a toilet flapper into the bowl, into the ground along the service line, into a crawlspace, or out through an irrigation line.
- [Why Is My Water Meter Running When Nothing Is On?](https://washington-plumbing.com/problems/water-meter-running-when-nothing-is-on/): A water meter that moves with every fixture closed means water is passing through it, and that water is going somewhere: a toilet, a crack in the service line, a drip in the crawlspace, an irrigation valve, or a water softener.
- [Why Are My Drains Gurgling?](https://washington-plumbing.com/problems/drains-gurgling/): A gurgling drain is air moving through water where it should not.
- [Why Does My House Smell Like Sewage?](https://washington-plumbing.com/problems/sewage-smell-in-house/): A sewage smell inside the house is sewer gas, and sewer gas only gets in when something that is supposed to seal it out has failed.
- [Why Are Several Drains Backing Up at Once?](https://washington-plumbing.com/problems/multiple-drains-backing-up/): When more than one fixture backs up at the same time, the blockage is downstream of all of them: in the main drain under the house, the sewer line to the street, or a septic tank that is full.
- [Kitchen Sink Won't Drain: Causes and Fixes](https://washington-plumbing.com/problems/kitchen-sink-wont-drain/): A kitchen sink that will not drain is nearly always grease.
- [Why Does My Toilet Keep Running?](https://washington-plumbing.com/problems/toilet-keeps-running/): A running toilet is water moving from the tank to the bowl when it should be sitting still.
- [Why Does My Toilet Flush Weakly or Need Two Flushes?](https://washington-plumbing.com/problems/toilet-weak-flush/): A weak flush means the bowl is not getting enough water fast enough, or the water cannot leave fast enough.
- [Why Is My Toilet Leaking at the Base?](https://washington-plumbing.com/problems/toilet-leaking-at-base/): Water appearing around the base of a toilet after a flush means the seal between the toilet and the drain has failed.
- [Why Does My Shower Have No Hot Water When the Sink Does?](https://washington-plumbing.com/problems/shower-no-hot-water-but-sink-has-hot-water/): If the bathroom sink has hot water and the shower a few feet away does not, the water heater is fine and the shower valve is not.
- [Why Does My Shower Drip After I Turn It Off?](https://washington-plumbing.com/problems/shower-drips-when-off/): A shower that drips from the head or tub spout after the handle is off has a valve problem, not a showerhead problem.
- [Why Are My Pipes Banging? (Water Hammer Explained)](https://washington-plumbing.com/problems/pipes-banging-water-hammer/): A sharp bang or thud when a faucet, washing machine or toilet valve closes is water hammer.
- [My Pipes Are Frozen: What Do I Do Right Now?](https://washington-plumbing.com/problems/pipes-frozen-what-to-do/): If a faucet gives nothing or a trickle during a hard freeze, find your main shutoff first so you can close it the moment anything starts leaking, then open the affected faucet and gently warm the frozen section with a hair dryer, heat lamp or warm towels, working from the faucet back toward the cold spot.
- [Why Is Water Coming Up Through My Floor Drain?](https://washington-plumbing.com/problems/water-coming-up-through-floor-drain/): A floor drain is the lowest opening in your drain system, so when the main line or sewer downstream is blocked, wastewater from the rest of the house comes back up through it first.
- [Why Is There Standing Water in My Crawlspace?](https://washington-plumbing.com/problems/crawlspace-standing-water/): Standing water in a crawlspace comes from one of three places: a leaking supply or drain pipe, groundwater rising through the soil during the rainy season, or surface water getting in through vents and foundation gaps.
- [Why Is My Sump Pump Running Constantly?](https://washington-plumbing.com/problems/sump-pump-running-constantly/): A sump pump that runs nonstop or cycles every minute is usually doing one of four things: keeping up with heavy groundwater inflow, pumping the same water over and over because the check valve failed, stuck on because the float is jammed, or undersized for the pit it is in.
- [Why Is My Well System Turning On and Off Constantly?](https://washington-plumbing.com/problems/well-system-short-cycling/): A well that starts and stops every few seconds while a faucet is running is short cycling, and in most homes the cause is a pressure tank that has lost its air charge or has a ruptured bladder.
- [No Water From My Well: What to Check](https://washington-plumbing.com/problems/no-water-from-well/): When a well suddenly gives no water, start with the simplest things: the pump breaker, the pressure switch, the gauge and, in winter, the well house itself.
- [Why Is My Water Brown, Rusty or Yellow?](https://washington-plumbing.com/problems/brown-or-rusty-water/): Brown, rusty or yellow water is almost always iron or manganese, either dissolved in your source water or shed from rusting pipes and a corroding water heater tank.
- [Why Does My Hot Water Smell Like Rotten Eggs?](https://washington-plumbing.com/problems/rotten-egg-smell-in-hot-water/): A rotten egg smell that comes only from the hot water is hydrogen sulfide gas being produced inside your water heater.
- [Why Is My Garbage Disposal Humming but Not Spinning?](https://washington-plumbing.com/problems/garbage-disposal-humming-not-spinning/): A garbage disposal that hums when you flip the switch but does not grind is jammed.
- [Why Won't My Dishwasher Drain?](https://washington-plumbing.com/problems/dishwasher-not-draining/): A dishwasher that leaves water in the bottom is either failing to pump it out or pumping into a drain that cannot take it.
- [Why Is My Outdoor Faucet Leaking or Frozen?](https://washington-plumbing.com/problems/outdoor-faucet-leaking-or-frozen/): An outdoor faucet that drips from the spout has a worn washer or seat; one that sprays from around the handle has a failed packing nut; and one that was fine all winter then floods the wall when you turn it on in spring froze and split inside the house.
- [Why Is My Water Heater Relief Valve Dripping?](https://washington-plumbing.com/problems/water-heater-relief-valve-dripping/): The temperature and pressure relief valve on a water heater opens when the tank gets above 150 psi or 210 degrees, so a drip means one of three things: pressure in the system is too high, the tank is overheating, or the valve itself has worn out and leaks at normal pressure.
- [Why Is There a Water Stain on the Ceiling Under My Bathroom?](https://washington-plumbing.com/problems/ceiling-water-stain-under-bathroom/): A ceiling stain below a bathroom comes from one of five places: the wax ring under the toilet, the tub or shower drain and overflow, a failed shower pan or grout line, a supply line or valve inside the wall, or condensation.
- [My Main Water Shutoff Valve Won't Turn or Won't Close](https://washington-plumbing.com/problems/main-shutoff-valve-wont-turn/): A main water shutoff that will not budge, or turns all the way but water keeps flowing, is nearly always an old gate valve with a corroded stem or a gate that has broken off inside.
- [Why Is My Septic or Pump Alarm Going Off?](https://washington-plumbing.com/problems/septic-or-pump-alarm-going-off/): A septic or pump alarm means the liquid in the pump chamber has risen above the high-water float, which happens when the pump is not moving water: it lost power, the float is stuck, the pump failed, or the line it pumps into is blocked.
- [Why Do My Drains Clog Again Every Few Months?](https://washington-plumbing.com/problems/drains-clog-every-few-months/): A drain that clogs on a schedule has a defect that a cable cannot fix, because the cable only opens a path through the obstruction and leaves the cause behind.

## Resources

- [How to Shut Off the Water to Your House (and Where the Valve Hides)](https://washington-plumbing.com/resources/how-to-shut-off-water-to-your-house/): Your main water shutoff is usually on the house side of where the water line enters: in the crawlspace near the foundation, in the garage, in a utility room, or on an exterior wall near the hose bib closest to the street.
- [Plumbing Emergency? What to Do in the First 10 Minutes](https://washington-plumbing.com/resources/plumbing-emergency-what-to-do-first/): In the first ten minutes of a plumbing emergency, stop the water at the nearest valve or the main, kill power to anything electrical that is wet, and move what you can out of the water's path.
- [How to Find Your Sewer Cleanout (and What to Do If You Don't Have One)](https://washington-plumbing.com/resources/how-to-find-your-sewer-cleanout/): A sewer cleanout is a capped pipe, usually three or four inches across, that gives direct access to your main drain line.
- [What Not to Put Down Your Drains: A Plumber's List](https://washington-plumbing.com/resources/what-not-to-put-down-your-drains/): The things that clog drains are rarely exotic.
- [How Long Pipes, Fixtures and Appliances Last in a Western Washington Home](https://washington-plumbing.com/resources/how-long-plumbing-fixtures-and-pipes-last/): In Western Washington, copper supply lines last fifty years or more, PEX is expected to go forty-plus, and galvanized steel is usually done by forty to fifty and often sooner.
- [How to Use Your Water Meter to Find a Hidden Leak](https://washington-plumbing.com/resources/how-to-read-your-water-meter-for-leaks/): Turn off every fixture and appliance in the house, then watch the small leak indicator on your water meter: a tiny triangle, star or gear on an analog dial, or a flow icon or trickling-drop symbol on a digital one.
- [The Pacific Northwest Home Plumbing Maintenance Checklist](https://washington-plumbing.com/resources/plumbing-maintenance-checklist-pacific-northwest/): Western Washington plumbing has its own calendar.
- [When Is a Plumbing Permit Required in Washington State?](https://washington-plumbing.com/resources/when-is-a-plumbing-permit-required-in-washington/): In Washington, a plumbing permit is required for installing, replacing or rearranging pipes, fixtures and water heaters, and for installing or relocating gas piping.
- [Tank vs. Tankless Water Heaters in Kitsap County: An Honest Comparison](https://washington-plumbing.com/resources/tank-vs-tankless-water-heater-kitsap-county/): A tank water heater stores forty to eighty gallons of hot water and reheats it around the clock; a tankless heater fires only when a tap opens and heats water as it passes through.
- [How Long Does a Water Heater Last, and How Do You Know It's Done?](https://washington-plumbing.com/resources/how-long-does-a-water-heater-last/): A tank water heater in Western Washington typically lasts eight to twelve years, sometimes fifteen if the anode rod was replaced along the way; a tankless unit lasts around twenty years with annual descaling.
- [What Size Water Heater Does Your Home Need?](https://washington-plumbing.com/resources/water-heater-size-guide/): Size a tank water heater by its first-hour rating, not just its gallons: a one-to-two-person home is usually fine with a 40-gallon tank, three to four people with 50, and five or more with 65 to 80 or a high-recovery gas unit.
- [Gas vs. Electric Water Heaters Around Puget Sound](https://washington-plumbing.com/resources/gas-vs-electric-water-heater-puget-sound/): Around Puget Sound the choice is mostly made by what is already in the house.
- [Tankless Water Heater Maintenance: Why Descaling Matters](https://washington-plumbing.com/resources/tankless-water-heater-descaling-and-maintenance/): A tankless water heater pushes all of its water through narrow passages in a heat exchanger, and the minerals left behind as that water is heated build a layer of scale that insulates the metal, restricts flow and overheats the exchanger.
- [Thermal Expansion Tanks Explained: Why Your Water Heater Needs One](https://washington-plumbing.com/resources/thermal-expansion-tanks-explained/): Water expands when it is heated, and in a home where a pressure reducing valve, check valve or backflow preventer stops that expansion from pushing back into the utility main, the pressure inside the pipes climbs with every heating cycle until something gives, usually the water heater's relief valve.
- [Heat Pump Water Heaters in Washington: What Homeowners Should Know](https://washington-plumbing.com/resources/heat-pump-water-heaters-washington/): A heat pump water heater is an electric tank with a small refrigeration unit on top that pulls heat out of the surrounding air and moves it into the water, using a fraction of the electricity a standard element uses.
- [Hydro Jetting vs. Snaking: Which Does Your Drain Need?](https://washington-plumbing.com/resources/hydro-jetting-vs-snaking/): Snaking (cabling) bores a path through a blockage with a spinning steel cable and cutter; hydro jetting scours the entire inside of the pipe with high-pressure water.
- [Signs Your Sewer Line Is Failing](https://washington-plumbing.com/resources/signs-your-sewer-line-is-failing/): A sewer line usually announces its decline before it fails outright: drains that gurgle, more than one fixture backing up at once, sewer smell indoors or in the yard, backups that follow heavy rain, a patch of lawn that stays green and spongy, and a clog that returns no matter how often it is cleared.
- [Why You Should Get a Sewer Scope Before Buying a Home](https://washington-plumbing.com/resources/sewer-scope-before-buying-a-home/): A sewer scope is a camera inspection of the drain line from the house to the municipal main or septic tank, done during the inspection period of a home purchase.
- [Tree Roots in Sewer Lines: The Pacific Northwest Problem](https://washington-plumbing.com/resources/tree-roots-in-sewer-lines-pacific-northwest/): Tree roots get into sewer lines through leaking joints and cracks, following the moisture and nutrients that seep out, and in the Pacific Northwest's tree-dense, wet-winter, dry-summer climate they do it faster than almost anywhere.
- [Cast Iron, Galvanized and Orangeburg: Pipes in Older Puget Sound Homes](https://washington-plumbing.com/resources/cast-iron-galvanized-and-orangeburg-pipes-in-older-homes/): Homes built around Puget Sound from the 1940s through the early 1970s commonly have cast iron drain lines, galvanized steel water lines, and sometimes Orangeburg fiber sewer pipe in the yard.
- [Who Is Responsible for the Side Sewer in Washington?](https://washington-plumbing.com/resources/who-is-responsible-for-the-side-sewer-in-washington/): In most of Western Washington, the property owner is responsible for the side sewer, the pipe that carries wastewater from the house to the public sewer main, and the utility is responsible for the main itself.
- [Septic vs. Sewer in Kitsap County: What a Plumber Handles and What a Septic Company Handles](https://washington-plumbing.com/resources/septic-vs-sewer-kitsap-what-a-plumber-handles/): On a septic property, a plumber handles everything inside the house and the drain line from the house to the septic tank inlet, plus effluent and sewage pumps in a pump chamber.
- [Well Water Basics for Kitsap and Mason County Homeowners](https://washington-plumbing.com/resources/well-water-basics-kitsap-and-mason-county/): A private well system has four working parts: the well and its submersible pump, the pressure tank and pressure switch that store water and run the pump, the wellhead and pitless adapter that get water out of the casing, and whatever treatment the water needs before it reaches the house.
- [Pressure Tank Troubleshooting: Short Cycling, Low Pressure and Waterlogged Tanks](https://washington-plumbing.com/resources/well-pressure-tank-troubleshooting/): A well pressure tank stores water against a cushion of compressed air so the pump runs in long, healthy cycles.
- [Water Filtration Options for Puget Sound Homes](https://washington-plumbing.com/resources/water-filtration-options-puget-sound/): Filtration around Puget Sound splits into two worlds.
- [Reverse Osmosis Explained: What It Removes and What It Doesn't](https://washington-plumbing.com/resources/reverse-osmosis-explained/): Reverse osmosis pushes water through a membrane so fine that dissolved minerals, metals and most contaminants cannot follow.
- [Is Western Washington Water Hard? What Scale Does to Your Plumbing](https://washington-plumbing.com/resources/hard-water-in-western-washington/): Western Washington water is soft to only slightly hard by any national measure.
- [Booster Pumps: Fixing Low Water Pressure on Hills and Long Service Lines](https://washington-plumbing.com/resources/booster-pumps-for-low-water-pressure/): A booster pump raises the pressure of water that arrives at the house too weak, whether from a utility main at the bottom of a hill, a long service line from a meter at the road, or a well that cannot keep up on its own.
- [Winterizing Your Plumbing in Western Washington](https://washington-plumbing.com/resources/winterizing-plumbing-in-western-washington/): Winterizing plumbing in Western Washington means protecting the handful of spots that fail during our short, sharp cold snaps rather than wrapping the whole house like a Montana cabin.
- [Frozen Pipes: Prevention, Safe Thawing and What Happens After](https://washington-plumbing.com/resources/frozen-pipes-prevention-and-thawing/): A frozen pipe is a plumbing problem that becomes a water damage problem the moment it thaws.
- [Rainy Season Plumbing: Getting Ready for Atmospheric Rivers](https://washington-plumbing.com/resources/rainy-season-plumbing-atmospheric-rivers/): An atmospheric river pushes inches of rain onto already saturated ground, and the water table around Puget Sound responds within hours.
- [Summer Plumbing Checklist: Hose Bibs, Irrigation and Outdoor Water](https://washington-plumbing.com/resources/summer-plumbing-checklist-hose-bibs-and-irrigation/): Summer is when winter's damage shows up and when wells, irrigation and outdoor water get their hardest use.
- [Holiday Plumbing: Keeping a Full House From Backing Up](https://washington-plumbing.com/resources/holiday-plumbing-tips/): Holiday plumbing problems come from three things at once: double the people, a kitchen running all day, and the coldest weather of the year.
- [Plumbing Questions to Ask Before Buying a Home in Kitsap County](https://washington-plumbing.com/resources/plumbing-questions-before-buying-a-home-in-kitsap/): Before buying a home in Kitsap County, find out what the supply and drain pipes are made of, whether the house is on sewer or septic and the condition of whichever it is, where the water comes from and what the well or utility records say, how old the water heater is, and what the crawlspace looks like in the wet season.
- [Pre-Sale Plumbing Fixes That Pay Off](https://washington-plumbing.com/resources/pre-sale-plumbing-fixes-that-pay-off/): The plumbing fixes that pay off before a sale are the inexpensive ones a buyer's inspector is certain to find: running toilets, dripping faucets, a water heater with no pan or strapping, a corroded shutoff, slow drains, and a visible leak under a sink.
- [A Landlord's Guide to Rental Property Plumbing](https://washington-plumbing.com/resources/rental-property-plumbing-guide-for-landlords/): Washington's Residential Landlord-Tenant Act requires landlords to keep plumbing in reasonably good working order and sets repair deadlines once a tenant gives written notice: 24 hours to restore hot or cold water, heat or electricity or fix an immediate hazard, 72 hours for a major plumbing fixture the landlord supplies, and 10 days for everything else.
- [How Flat-Rate Plumbing Pricing Works (and Why We Use It)](https://washington-plumbing.com/resources/how-flat-rate-plumbing-pricing-works/): Flat-rate plumbing pricing means you are quoted one price for a defined job before any work starts, and that price does not change based on how long the job takes.
- [Repair or Replace? Deciding on a Water Heater](https://washington-plumbing.com/resources/repair-or-replace-your-water-heater/): Repair a water heater when the failed part is a component (thermostat, element, thermocouple, gas valve, relief valve, anode) and the tank is under about eight to ten years old with no rust or leaks.
- [When to Repipe Your House](https://washington-plumbing.com/resources/when-to-repipe-your-house/): A house needs a repipe when its supply pipes are failing as a system rather than at one spot: galvanized steel that has rusted shut and leaks at the threads, polybutylene that is splitting at fittings, or copper that is pinholing in more than one place.
- [How to Choose a Plumber in Washington (and Check Their License)](https://washington-plumbing.com/resources/how-to-choose-a-plumber-in-washington/): To choose a plumber in Washington, verify the company on the Department of Labor & Industries "Verify a Contractor, Tradesperson or Business" lookup (lni.wa.gov/verify), confirm it is registered as a plumbing contractor with active bonding and insurance, and confirm the person doing the work holds a current plumber certificate.
- [Planning the Plumbing for a Bathroom Remodel](https://washington-plumbing.com/resources/bathroom-remodel-plumbing-planning/): The plumbing in a bathroom remodel is decided by three things: whether fixtures stay where they are, what is under the floor, and what valves and drains the new fixtures need.
- [Are Smart Water Shutoff Valves Worth It?](https://washington-plumbing.com/resources/smart-water-shutoff-valves-worth-it/): A smart water shutoff valve is worth it for homes that sit empty for stretches, homes with finished space below plumbing, homes on wells or long service lines, and anyone whose insurer offers a discount for one.

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