A. O. Smith Water Heater Repair & Installation in Kirkland, WA
Pilot out, blinking light or leaking tank? We repair and replace A. O. Smith gas, electric, tankless and heat pump water heaters, with the Kirkland permit handled.
- Thermocouples, valves, elements and anodes
- Heat pump models with PSE rebates
- Same or next-day replacement in most cases
A. O. Smith water heater service in Kirkland, explained in 30 seconds
Green House Plumbing and Heating repairs, maintains, replaces and installs A. O. Smith water heaters for Kirkland homes, including gas and electric tanks, tankless units and heat pump water heaters. We are based at 12040 98th Ave NE in Kirkland (98034), work Monday to Saturday from 7 am to 9 pm, and offer same-day appointments when available.
A. O. Smith is one of the most common water heater brands in Eastside homes. Most repairs come down to a thermocouple or pilot assembly, gas control valve, igniter, heating element, thermostat or anode rod. Send us the model and serial number from the label and we can often tell the age, size and likely parts before we arrive.
For other brands or general water heater help, see our water heater repair and installation page.
A. O. Smith water heater not working? Check this first
These checks help you stay safe and tell us what we need to know.
- If you smell gas, leave the house. Do not relight the pilot. Call 911 or PSE from outside.
- Leaking tank? Shut off the cold water. Turn the valve on the cold pipe above the heater, then turn off gas or the breaker.
- Check the status light or display. Gas models often have a blinking light on the control. Count the blinks or note the code.
- Check the breaker on electric models. Reset it once. If it trips again, call us.
- Photograph the label. The model and serial number tell us the age and parts needed.
A. O. Smith water heater problems we fix
Match what you see to the likely cause and how we fix it.
Pilot will not stay lit or burner will not light
- Likely cause
- Failed thermocouple, flame sensor, igniter or gas control valve.
- How we fix it
- We test the gas control and ignition parts and replace what failed.
Status light blinking a code
- Likely cause
- The control has detected a sensor, venting or ignition problem.
- How we fix it
- We read the code, test the part and repair the cause.
Electric model gives little or no hot water
- Likely cause
- Failed heating element or thermostat, or a tripped high-limit.
- How we fix it
- We test and replace elements and thermostats.
Water pooling under the tank
- Likely cause
- Leaking relief valve, drain valve or fittings, or a failed tank.
- How we fix it
- We repair valves and fittings. A leaking tank body means replacement.
Rotten egg smell from hot water
- Likely cause
- Reaction between the anode rod and water.
- How we fix it
- We flush the tank and can swap the anode rod.
Tankless or heat pump unit showing an error
- Likely cause
- Scale, airflow, sensor or ignition faults.
- How we fix it
- We read the error history and service the unit. See tankless service.
Repair or replace your A. O. Smith water heater?
The label tells us the age. We price both and tell you which we would choose.
Repair usually makes sense when
- A thermocouple, igniter, element or valve failed
- The heater is under about 8 to 10 years old
- The tank itself is not leaking
- The part may still be under warranty
Replacement usually makes sense when
- The tank body is leaking
- The heater is 10 to 12 years old or more
- You run out of hot water often
- You want a heat pump water heater and a PSE rebate
| A. O. Smith type | Best for | Good to know |
|---|---|---|
| Gas tank | Homes with gas and a standard vent | Fast recovery, simple swap |
| Electric tank | All-electric homes | Low upfront cost |
| Heat pump water heater | Lower electric bills | Can qualify for a PSE rebate |
| Tankless (gas) | Endless hot water, small spaces | Needs proper gas line and venting |
A. O. Smith water heater services in Kirkland
Repair, maintenance and new installs for every A. O. Smith type.
A. O. Smith repair
Thermocouples, igniters, gas valves, elements, thermostats and relief valves.
Gas tank installation
Same-size or upsized A. O. Smith gas tanks with permit and code upgrades.
Heat pump water heaters
Efficient electric units that can qualify for a PSE rebate.
Electric tank installation
Replacement electric water heaters sized to your household.
Flush and anode service
Tank flushing and anode rod checks to extend tank life.
Tankless service
Descaling, filter cleaning and error-code repair for tankless units.
What Kirkland homeowners should know about A. O. Smith water heaters
Local water, permits and rebates all affect your choice.
Kirkland water is very soft
Kirkland gets very soft water, about 1.46 grains per gallon, so scale is less of a problem here than in many places. Anode rods still wear out, so we check them during service.
Permits are required
Kirkland requires a permit and inspection for every water heater replacement. We pull it and add any required code upgrades such as seismic straps and expansion tanks.
Rebates favor heat pump models
PSE offers rebates on qualifying heat pump water heaters, not standard gas tanks. The federal 25C credit for water heaters ended for installs after December 31, 2025.
Garage installs are common
Many Kirkland homes have the water heater in the garage. Code requires gas units there to be raised or protected, which we check on every install.
A. O. Smith service across Kirkland neighborhoods
Sources: City of Kirkland water heater permit rules, PSE heat pump water heater rebate, IRS on the 25C credit, Kirkland 2026 Water Quality Report. Rebate amounts checked October 2026 and can change.
How A. O. Smith water heater service works
Clear steps, no surprises on price.
- Call or bookSend the model and serial number if you can.
- DiagnoseWe test ignition, elements, valves and the tank.
- Upfront priceRepair or replacement, both priced.
- Fix or installDone to code, with the Kirkland permit.
- Test and clean upWe check temperature and safety valves, then clean up.
Why does my A. O. Smith pilot light keep going out?
The most common causes are a worn thermocouple or flame sensor, a dirty pilot, a draft or venting problem, or a failing gas control valve. We test each and replace the failed part.
What does the blinking light on my A. O. Smith gas control mean?
The control blinks a pattern to show its status or a fault, such as a pilot, sensor or venting problem. Note the number of blinks and tell us when you call. The meaning depends on your model.
How do I find the age of my A. O. Smith water heater?
The manufacture date is coded in the serial number on the rating label. Send us a photo and we will tell you the age and whether parts may still be under warranty.
Is my A. O. Smith water heater still under warranty?
Warranty length depends on the model and when it was installed. We check the label and help you with warranty parts when they apply.
Do you install A. O. Smith heat pump water heaters?
Yes. Heat pump water heaters cut electric use and can qualify for a $1,000 PSE rebate, or $1,100 through PSE Efficiency Boost.
Do I need a permit to replace an A. O. Smith water heater in Kirkland?
Yes. Kirkland requires a mechanical permit for a gas water heater and a plumbing permit for an electric one, plus an inspection. We handle both.
Do you service other water heater brands?
Yes. We repair and install all major brands. See our water heater repair page and tankless water heater page.
Which areas near Kirkland do you serve?
All Kirkland neighborhoods, including Juanita, Finn Hill, Kingsgate, Totem Lake, Rose Hill, Houghton and Bridle Trails, plus nearby Redmond, Bothell, Woodinville and Kenmore.
Get your hot water back
Same-day appointments when available, Monday to Saturday, 7 am to 9 pm.
Customer Trust Us 
We are committed to honest, careful water heater service on every visit. Whether it is a pilot that will not stay lit, a leaking tank or a new A. O. Smith heat pump water heater, our goal is reliable hot water and a safe, code-compliant install.
Kirkland homeowners tell us what they value most: technicians who show up on time, explain the problem clearly, give a fair upfront price and leave the home clean. Here is what a few of them said.
