Washington Plumbing & Drain reaches both from Port Orchard in about twenty minutes, through Bremerton and up the boulevard. We carry what each half needs: drain machines and cameras for the old side sewers, pumps for the waterfront septic chambers, and Bradford White, A. O. Smith and Rinnai water heaters for the tract homes.
Pricing is flat-rate and approved on your phone before work begins. Repairs carry a satisfaction guarantee and extended warranty, and we keep room in the schedule for same-day drain and leak calls in central Kitsap.
Tracyton at a glance for plumbing
Water
Most of Tracyton falls under either Silverdale Water District or the City of Bremerton's utility, with North Perry Avenue Water District serving parts toward Illahee and Brownsville. Which one depends on the parcel; the bill tells you.
Sewer or septic
Much of Tracyton near the boulevard and the newer subdivisions is on Kitsap County sewer flowing to the Central Kitsap Treatment Plant. Older waterfront lots along Tracyton Beach Road and some of the larger parcels toward the fairgrounds remain on septic.
Homes
A quiet old waterfront settlement on Dyes Inlet with 1920s to 1950s cottages along Tracyton Beach Road, wrapped by 1960s and 70s ranch homes on the slope and a lot of 1990s to 2010s subdivisions that nearly doubled the population in twenty years. Cast iron and galvanized in the old cottages, copper in the mid-century homes, PEX and early plastic in the newer tracts.
Ground and weather
Tracyton climbs from the east shore of Dyes Inlet up a glacial till slope toward the fairgrounds plateau. Waterfront lots are narrow and sit under a wet bluff with a tidal water table. The slope sheds runoff into crawlspaces below, and the plateau holds perched water on hardpan through the rainy season. Protected from the worst wind by Dyes Inlet's shape, but storms still push across the water into the beach road. The December 2022 freeze and January 2024 cold snap split hose bibs and uninsulated crawlspace lines in the older cottages and froze garage water heater lines in the newer subdivisions.
Which water district, which sewer
Tracyton is one of the places in Kitsap where three water utilities meet. Silverdale Water District, the City of Bremerton and North Perry Avenue Water District each serve part of it, and the boundaries do not follow any obvious line. Your bill says which one you have. It matters because district pressure on the lower slope can run high enough to need a pressure regulator, and when that valve fails you get a dripping water heater relief valve, banging pipes and running toilets.
On sewer, most of the boulevard and the subdivisions connect to Kitsap County's system, which carries flows to the Central Kitsap plant. The side sewer from your house to the main is yours. In the older blocks it is often clay or concrete with root intrusion, and we scope, clear and repair those lines with proper cleanouts.
The beach road cottages
Houses along Tracyton Beach Road sit on narrow lots between the road and the inlet, many below road grade, with crawlspaces that stay wet from the bluff behind them and the tide in front. The cast iron drains resting in that soil have been rusting for most of a century. We camera the line, replace what has failed with Charlotte PVC, and hang the new run so it keeps slope to the tank or the main.
Galvanized supply in the same cottages is corroded nearly shut. Weak pressure and rusty morning water are the signs. A PEX repipe through the existing walls, with a new ball valve shutoff somewhere reachable, fixes both. A sump pump with a discharge to daylight keeps the new pipe dry.
Many of these lots are still on septic, with an effluent pump lifting to a drainfield across the road or uphill. We replace effluent pumps, floats and check valves and answer the alarm calls after hours. Tank pumping is a septic company's job.
Subdivision water heaters and regulators
The homes built around the fairgrounds and along the boulevard in the 1990s and 2000s came with a water heater, a pressure regulator and an expansion tank that are now near or past their lifespans together. A rumbling tank, rusty hot water, a dripping relief valve, or water in the garage drain pan all mean the same visit: test the pressure, replace the PRV if it has failed, replace the expansion tank if it is waterlogged, and install a new Bradford White or A. O. Smith tank sized to the household.
Cascade Natural Gas serves a good share of Tracyton, so Rinnai tankless is a real option for larger families. For smaller households we say plainly that a well-sized tank is the better buy. Every install gets an expansion tank, seismic strapping and a drain pan with a line to daylight where the heater sits over finished space.
Roots, slow drains and the camera
The older sewered blocks of Tracyton have big maples and firs over clay side sewers, and the roots have found them. A toilet that bubbles when the tub drains, or a cleanout that overflows in a storm, points to roots or an offset. We scope the line, mark the trouble from the surface, and either clear it and put it on a schedule or repair it with a new cleanout. Our own hydro jetting truck handles the grease-packed kitchen lines in the two-story homes with long horizontal runs.
Freezes and the garage
The two recent cold snaps split hose bibs along the beach road and froze water heater lines in subdivision garages where the pipe runs through an exterior wall or an unheated bonus-room floor. We repair burst copper and PEX, replace hose bibs with frost-free models, and insulate or reroute the lines that froze so the next freeze is uneventful.
Plumbing problems we see most in Tracyton
Local patterns
- Cast iron drains and galvanized supply in the Tracyton Beach Road cottages
- Septic effluent pumps on waterfront lots below the road
- Original water heaters in the 1990s and 2000s subdivisions failing in batches
- Pressure regulator failures on the slope where district pressure runs high
- Side sewer roots in the older sewered blocks
- Crawlspace groundwater off the bluff needing sump pumps
- Frozen pipes in garages and crawlspaces during cold snaps
Neighborhoods and areas in Tracyton we serve
We work throughout Tracyton, including Tracyton Beach Road waterfront, Tracyton Boulevard, Old Tracyton and the boat launch, Fairgrounds Road area, Rolling Hills, Illahee side, Brownsville Highway corridor and Pine Road and Bucklin Hill approach, and around Tracyton boat launch on Dyes Inlet, Kitsap County Fairgrounds, Rolling Hills Golf Course, Illahee State Park nearby, Dyes Inlet, Kitsap Sun Pavilion at the fairgrounds. Population is around 6,000 and growing, squeezed between Bremerton and Silverdale; ZIP codes include 98393, 98311.
Tracyton plumbing questions
How fast can you get to Tracyton?
About 20 to 25 minutes from Port Orchard through Bremerton. We keep room for same-day drain and leak calls in central Kitsap and text when the truck is on the way.
Who is my water utility in Tracyton?
Silverdale Water District, the City of Bremerton or North Perry Avenue Water District, depending on the parcel. Your bill names it. Pressure problems are usually inside the house regardless of which one you have.
Is Tracyton on sewer or septic?
Most of the boulevard and the subdivisions are on Kitsap County sewer. Many waterfront lots along Tracyton Beach Road and some larger parcels are still on septic. A sewer charge on your county bill confirms a connection.
Our 1998 house's water heater relief valve drips every evening. Is the heater done?
Usually not. High district pressure and a failed or waterlogged expansion tank push the valve open as the water heats. We test pressure, fix the regulator and expansion tank, and only replace the heater if it is actually failing.
Can you replace a cast iron drain under a beach road cottage?
Yes. We camera it to see how much has failed, replace the bad sections or the whole run in PVC, and add a cleanout so the crawlspace never has to be crawled again for cleaning.
The septic pump on our waterfront lot is alarming. Do you handle that?
We do. We replace effluent pumps, floats, check valves and alarm panels and take those calls on evenings and weekends. If the tank itself is full, we will tell you and refer a pumper.
Do you scope side sewers for home purchases in Tracyton?
Yes. The older sewered blocks have clay lines with roots, and a recorded scope with a written summary is worth having before closing.
