Straight answers, before you spend a dime.

We do, and you hear the exact amount when you book, never after a truck is already in your driveway. The fee is flat rather than hourly, and it buys a licensed plumber at your door with a stocked vehicle and enough time to diagnose the problem properly instead of guessing from the doorway. Approve the recommended repair or installation and the entire fee is credited toward your final bill, so the visit effectively costs nothing. The only time you truly pay it is when you decide not to move forward with the work.

For standard installations with a known scope, we get close. Tell us what is on the wall, or text a photo of the existing water heater, and you get a realistic ballpark the same conversation. Diagnostic problems are different. A mystery leak or a pressure drop has to be seen before it can be priced honestly, and a company quoting those sight unseen is planning to revise the number later. Either way, before work begins you receive an exact, guaranteed price in writing, and that figure holds. Start the conversation with a free consultation; it commits you to nothing.

Booking with us gets you a specific 30-minute arrival slot. Not a morning block, and not a four-hour range that quietly consumes a vacation day. We can make that promise because our service area is deliberately tight, which keeps every truck minutes from the homes we serve, and our dispatching is built around hitting the slot. The guarantee has teeth, too: if we miss your slot, the service call fee is waived in full, without you needing to ask twice or negotiate. We schedule as if your time bills by the hour, because we would expect the same courtesy ourselves.

We cover the east side of the metro: Portland east of the river, Gresham, Troutdale, Clackamas, and Happy Valley, all dispatched from our home base in NE Portland, 97230. The tight footprint is intentional, because short drives are what keep exact arrival slots and fast responses realistic instead of aspirational. We do not currently serve Beaverton or the west-side suburbs. Every covered city has its own page under service areas, and if you sit near a boundary, text your address to (503) 830-6400 and you will get a straight yes or no.

Yes, and we prefer that you verify rather than take our word for it. Panda Plumbing holds contractor license CCB 227340 and plumbing license PB2288, both active and searchable on the public Oregon registries, and we carry bonding and comprehensive liability insurance. Anyone we send into a home holds a current state plumbing license and has passed a background check. For an outside benchmark, our BuildZoom score of 115 ranks in the top 2 percent of the more than 62,000 licensed contractors in Oregon, with 50+ permitted projects behind it. Paperwork is the floor for good plumbing, not the ceiling, but the floor matters.

Our workmanship warranty covers what we can control: the quality of the materials we select and the quality of the labor that installs them. You receive it in writing alongside your quote, so the terms are clear before any work starts. We are just as direct about the exclusions, because a warranty with hidden asterisks is worse than none. Storm and earthquake damage, a house settling on its foundation, and work performed by another company all fall outside it. If something does go wrong on a project we touched, we come back, trace the real cause, and work with you on the solution instead of pointing fingers.

We spec equipment we are comfortable standing behind for years, which narrows the list on purpose. Tank replacements are typically Bradford White. Tankless conversions run Rinnai or Rheem. Remodel work features Toto toilets, including wall-hung models, Vola shower valves, and Brizo fixtures, and homes that want automatic leak protection get Moen Flo or Phyn smart shutoff systems. The common thread is proven reliability, parts that are actually stocked in the Portland market, and manufacturer warranties with real weight. Budget fixtures look cheaper on the invoice and cost more across the decade, and we build for the decade.

Before a truck is dispatched, we offer a five-minute video call with a journeyman plumber. You point your phone camera at the problem, we ask a handful of pointed questions, and we identify the likely cause along with the exact parts and fittings the fix requires. The payoff arrives with the technician, who walks in carrying the right materials on the first trip. That is why our first-visit fix rate sits at nearly 100 percent, with no second appointment and no mid-job supply run on your clock. The call is optional, but five minutes of video routinely saves customers half a day.

Every job runs our concierge site protection protocol. Floor runners go down from the front door to the workspace before a single tool comes inside, nearby floors and finishes get covered, and outdoor work gets plywood and cones so lawns and landscaping survive the project. When the plumbing is finished, we disinfect the work area before packing up, which means a bathroom repair does not hand you a cleaning shift afterward. It sounds like hospitality because that is the standard we borrowed. You are trusting us inside your home, and we intend to be the tidiest trade that ever visits it.

Once a year for both styles, for different reasons. A standard tank collects mineral sediment at its base, and after enough months the burner is heating a layer of rock before it ever heats water. That is the rumble older tanks develop, and it quietly raises your energy bill while shortening the life of the tank. An annual drain and flush clears it out. Tankless units need a yearly chemical descale instead, dissolving the mineral buildup inside the heat exchanger, and most manufacturers require that maintenance to keep the warranty valid. Our water heater services cover both routines, and we can put your unit on a recurring schedule.

Far less than the marketing suggests. A disposal exists to grind light food residue rinsed from plates, always with cold water running, and that is the whole job description. Four categories cause nearly every disposal call we run: fibrous scraps such as celery and husks, heavy starches such as peels and rice, coffee grounds, and grease in any form. Each one fails differently once it passes the flange, and all of them end in a jammed unit or a choked kitchen line. Cold water is the half of the rule people skip; it keeps fats firm enough to travel the pipe instead of melting across it. When in doubt, use the trash.

Three situations qualify without any debate: water actively flooding where it should not be, sewage backing up into the home, and a house with no water at all. For those, call or text (503) 830-6400 right away instead of waiting on a form reply. Nearly everything else, including a dripping faucet, one slow drain, or a single toilet out of service in a multi-bath home, is frustrating but safe to schedule, and a scheduled visit is easier on the budget. True emergencies are handled case by case, and any emergency dispatch fee is discussed and agreed on the phone before we ever roll a truck.

We will tell you plainly which side of the line your problem lives on. A single sink, shower, or laundry drain that keeps slowing is an interior drain issue, usually hair, soap scale, or kitchen buildup, and our drain cleaning service clears it to full diameter and diagnoses why it came back. When every fixture backs up at once, or the lowest drain in the house gurgles while the washer empties, the evidence points to the buried sewer line instead, and sewer work is not something we sell. In that case you get an honest explanation and a referral to a specialist we trust, never an upsell.

Minimal demolition is the default, not the upgrade. Diagnosis comes first, using camera inspection and pressure testing to pinpoint the actual fault, so nobody opens drywall on a hunch. Outdoors, most failed supply lines are replaced trenchless: we pull the new main water line through two modest access pits rather than carving an open trench across the yard, which is how lawns and mature roots survive us. Indoors, we cut clean, square openings sized to the repair and simple for any drywall patcher to close. When a project genuinely demands more opening, that scope is spelled out in the written quote before work begins, never discovered afterward.