Brier Plumber

Lighthouse Plumbing works in Brier: the big-lot streets around Brier Park, the blocks along Brier Road near Brier Terrace Middle School, the older houses off 228th Street SW by City Hall, and the south end of town down toward the King County line. We're a Fall City company, about 30 miles away by way of Redmond and 405, and we'd rather say that plainly than let you assume we're parked around the corner. What you get for the drive is a licensed crew that arrives when it said it would, does the whole list in one visit where the job allows, and writes down what it found.

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License: LIGHTP*762K2

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New stainless steel double-bowl kitchen sink with a brushed pull-down faucet and soap dispenser, set into a beige laminate counter beneath a window — Kitchen sink and faucet replacement in Brier: the new drop-in sink and pull-down faucet in the counter that held the old cast-iron sink, at a house near the south end of the city.

Why Brier Calls Us

We do the whole list in one visit

Brier houses tend to be older and well kept, and the fixture list tends to come due all at once: a kitchen sink, a couple of faucets, two toilets. We'd rather arrive with everything on the truck and finish in a day than bill you for three trips.

We replace the shutoffs, not just the fixture

A new toilet or faucet on a forty-year-old supply stop is a leak waiting for its moment. When we set a fixture in Brier, the stop and the supply line behind it are replaced too, so the next repair is a quarter turn instead of a flooded cabinet.

We know what a 10-inch rough-in means

Some older bathrooms were framed with the toilet flange 10 inches from the wall instead of the modern 12, and most toilets on the shelf will not fit that. We measure before we order, and we carry models made for both.

We write down what we found

Every job ends with a written summary of what was replaced, what was left alone and why, and anything else we noticed under the sink or behind the toilet, whether or not it leads to more work for us.

Complete Plumbing Services in Brier

Fixture Services

Kitchen sinks and faucets, bathroom faucets, toilets, supply stops, and the hose bibs on the outside of the house. Faucet services · toilet installation · hose bib installation

Drain & Sewer Services

Kitchen and bath drains, main line cabling, camera inspection of the side sewer, and repair when clearing isn't enough. Drain cleaning · sewer line services

Leak & Pipe Services

Finding the leak behind a stain or a wet crawlspace, and repairing the pipe that caused it. Leak detection & repair · repiping services

Water Heater Services

Tank and tankless, repair and replacement, including the expansion tank and relief valve that protect the tank. Water heaters

Water Pressure

Gauging the house, adjusting or replacing the pressure-reducing valve, and fixing the fixtures that high pressure has been wearing out. Water pressure services

Emergency Plumbing

Burst pipes, backups, no water. Emergency plumbing

Recent Work in Brier

In April a homeowner at the south end of Brier, a few blocks north of the King County line, asked us to bring a whole house of fixtures up to date in one go: the kitchen sink and faucet, both bathroom faucets, and both toilets. PJ and Reid took the job on a Monday, arrived just before ten, and were done a little after three.

In the kitchen, the old almond cast-iron double sink came out and a 33 by 22 inch stainless drop-in went into the existing counter, with a stainless pull-down gooseneck faucet and a soap dispenser above and a new drain assembly below. In the bathrooms, both faucets were replaced with two-handle chrome units, and both toilets were replaced with American Standard Cadet Pros: a round-front model for the bathroom framed with a 10-inch rough-in, and an elongated model for the one with the standard 12. The two toilet shutoff valves were replaced with new stops and braided supply lines while the water was off.

White American Standard elongated toilet with a chrome trip lever, a new chrome shutoff valve and a braided steel supply line against a tiled wall — Toilet replacement in Brier: one of the two new toilets, with the new quarter-turn stop and braided supply line behind it. The old stops came out with the old toilets.

One detail worth knowing if you own an older Brier house: the two bathrooms in this home had different rough-ins, 10 inches in one and 12 in the other. Two identical toilets would have left one of them either jammed against the wall or sitting two inches off it. Measuring first is why the job finished in a day.

Brier Plumbing Questions

Who provides water and sewer in Brier, and where does my part start?

Water in Brier comes from the Alderwood Water & Wastewater District, which serves the city under a franchise agreement, and sewer is run by the City of Brier, with the flows carried on through Alderwood's system. The district's responsibility ends at the meter. The service line from there to the house, and every pipe inside it, belongs to you.

Is Brier a regular stop for you, or a long trip?

About 30 miles by way of Redmond and 405, so Brier is a planned-work city for us: fixture packages, water heaters, repipes, and jobs where you want one crew from start to finish. We give you a real arrival window and stay until the list is done. For a burst pipe at 2 a.m., a closer shop may beat us.

Can you replace a kitchen sink, two faucets and two toilets in one visit?

Yes, and we did exactly that in Brier in April: sink, faucet, drain, two bathroom faucets, two toilets and two shutoff valves, in about five hours from just before ten to just after three. The condition is that we measure and confirm the fixtures before the day, so everything arrives on the truck and nothing waits on a second trip.

Why do you replace the toilet shutoff valves when you replace the toilets?

Because the old multi-turn stops are usually the same age as the toilet, and a stop that hasn't been turned in twenty years often won't close, or will drip once it has. Replacing it with a quarter-turn valve and a braided supply line while the toilet is already off costs little and means the next problem can be isolated quickly.

Can a stainless sink replace an old cast-iron one without new counters?

Usually, yes. Most cast-iron double sinks from the seventies and eighties sit in a standard 33 by 22 inch cutout, and a stainless drop-in of the same size covers the same opening. We check the cutout and the faucet holes before ordering. On the Brier job above, the new sink, faucet and soap dispenser all went into the existing counter.

Serving Brier from Fall City

Our shop is in Fall City, out in the Snoqualmie Valley, and we reach Brier by way of Redmond and 405, then up through Bothell. Brier incorporated in 1965 so that its residents could keep their big lots and quiet roads rather than be annexed into smaller zoning next door, and the houses on those lots are now old enough that the original fixtures and valves are coming due together. That is the kind of planned, one-visit work we're set up for. We'd rather be honest about the drive and be the people you trust with it.

Nearby: Mountlake Terrace · Lynnwood · Edmonds · Kenmore · Bothell

Licensed, Bonded & Insured

Washington Plumbing Contractor License: LIGHTP*762K2

Verify it at secure.lni.wa.gov/verify or see our licensing and insurance page.

Tell us what's on the list and we'll tell you what it usually takes.

Call 425-549-2400 Schedule Appointment