No price binds until it's in writing.

These terms took effect on October 2, 2026, and that is also the date they were last updated. They cover your use of beesplumbingandheating.co and set out how a conversation that starts here turns into a job at your house.

If you read an older copy saved somewhere, the version on this page wins. The date above changes whenever the wording does.

Beesplumbingandheating, trading at beesplumbingandheating.co as Bee's Plumbing & Heating. The shop is at 2401 SW Alaska St, Seattle, Washington 98106, United States. The phone is 206-745-7570 and the email is [email protected].

We are a plumber in West Seattle, not a lead-resale call center. When you fill in the form or call the number, it comes to us, and the people who answer are the ones who send a truck. We do not pass your inquiry to another contractor to bid on.

It tells you what we do and how we price it, and it gives you two ways to reach us that are not the phone: the request form and the chat window in the corner. That's it. The work itself covers 24/7 emergency plumbing, water heater installation and replacement, drain cleaning, leak repair and furnace and boiler service, and each one is described on the services page.

The site does not book a fixed appointment slot, diagnose your problem, or take money. A form you send is a request for a call back. A chat message is a conversation. Neither one puts a truck on the road by itself, and neither one is the right channel when water is coming through a ceiling. For that, shut the main and phone.

Visitors arrive here from paid ads on Google Ads and Microsoft Advertising, and from Meta Ads where a campaign runs there. Clicking one of those ads does not change anything in these terms, and none of those platforms has any say in how we price or carry out a job.

Nothing is sold on this site and nothing is paid for on it. There is no cart and no checkout, and we will never ask for a card number through a form or the chat. Anything you read here about how a job is priced is a description of method, not an offer you can accept by clicking.

A number someone says on the phone is an estimate. So is a range in an email. It turns into a price when one of us has looked at the job, written down what it covers, and you have agreed to it before work starts. That written price is the order. Until it exists, neither of us is committed.

The one thing agreed by phone is the dispatch basis for a night or emergency call, and we tell you that before anyone drives. You can say no to it and owe nothing.

Every price is in US dollars. Most work is a fixed price per job, given after inspection, covering parts, labor and haul-away. We don't run the clock on you while we hunt for a fitting in the van. The basis for each kind of job looks like this:

What changes a written price: what we find once the wall or floor is open and you agree to more work, access that's worse than described (a crawlspace with 14 inches of clearance is a different job from a full basement), and code upgrades the job triggers, such as an expansion tank or seismic strapping on a new water heater. If any of those turn up, we stop, tell you, and write a revised figure. We don't carry on and send the difference later.

Some jobs in Seattle need a permit. A water heater swap usually does. Replacing a leaking angle stop does not. When a permit is required, we pull it, and its cost appears as its own line on your written price so you can see it. We don't quietly skip permits to come in cheaper than the next plumber, and we won't do a permitted job without one because you asked nicely.

If the inspection calls for a correction on our work, we make it at no charge. If it calls out something that was already wrong in the house, we tell you and price the fix separately.

Call the same number. If something we fitted fails, we come back and look at it at no charge. If the failure is our workmanship (a joint that weeps, a fitting that backs off, a connection we made wrong) we fix it at no charge too. We do not set a fixed warranty period on this site, because how long a repair should last depends on what it was connected to, and we'd rather tell you that on the written price for your job than print a number here that doesn't fit it.

Equipment is different. A water heater, tankless unit, boiler part or furnace component carries its maker's warranty, and that warranty passes to you as the homeowner. We give you the paperwork and register the unit where the maker requires it. Claims for a failed part go through the maker's terms; we will help you make one.

What this does not cover: damage from freezing in an unheated space after we've left, a line someone else has since altered, and the parts of an old system we told you about and you chose not to replace. The usual one is galvanized. We don't put a coupling on rotten galvanized and call it done. If you ask us to repair one section and leave the rest, we write that down, and the next leak two feet along isn't a workmanship failure.

Don't send the form or the chat with someone else's name, phone or address, or book a visit to a house you have no right to let us into. Don't use the chat to sell us anything, test scripts, or flood it. Don't try to get into parts of the server that aren't linked from these pages, scrape the site in bulk, or probe it for weaknesses.

Be decent to whoever answers. We will end a chat or a call that turns abusive, and that applies at 3 a.m. as much as at noon.

The text, the photographs, the Bee's Plumbing & Heating name, logo and mark, and the way these pages are laid out belong to Beesplumbingandheating. You can read them, print a page for your own use, and link to any of it. You can't copy them onto another business's site or ads, or present our photographs as your own work.

Want to quote us in an article or a neighborhood forum? A short quote with a link back is fine. For anything more, email first.

The site is provided as is. The advice on it is general and written for typical Seattle houses: where the main shut-off usually sits, why a tank that's eleven to fourteen years old and leaking at the bottom seam is not a repair, when a drain needs a camera instead of another cable run. Your house may not be typical. Nothing here is a diagnosis of your system, and we don't warrant that any page is complete, current or free of error at every moment.

We also don't promise the site, the form or the chat will be up every minute. If you can't reach us through them, the phone is answered 24/7. We never promise an arrival time in minutes on this site, and you shouldn't read one into it.

For your use of this website, which costs you nothing, we are not liable for indirect or consequential loss arising from it, including a decision you made from general advice on a page without calling us.

For work we carry out, our liability is set by the written price for that job and is limited to the amount of that job, except where Washington law does not allow a limit. Nothing in these terms limits liability for death or personal injury caused by negligence, for fraud, or for anything else that the law says cannot be limited. Your rights as a consumer under Washington law stay where they are.

We can block an IP address, close a chat token, or ignore form submissions from anyone who breaks the rules above, sends spam, or tries to break the site. We can also take the site, the form or the chat down for maintenance or change what it offers, without notice.

Being blocked from the website doesn't cancel a written price you've already agreed or a workmanship obligation we already owe you. Those carry on under their own terms.

These terms and any job they lead to run under the law of Washington, United States. A dispute that can't be sorted out by talking goes to the courts of Seattle.

Talk to us first, though. Most disagreements we've had come down to what a written price did or didn't include, and the paper usually settles it in one conversation.

We edit this page and change the effective date under the heading. We don't email everyone who ever sent a form. A change applies from its new date and never reaches back into a job you already agreed in writing; that job stays on the terms it was priced under.

How we handle personal data is on a separate page, the privacy notice, and cookies and consent are on the cookie statement. Those change on their own schedule and carry their own dates.

Write to Beesplumbingandheating, 2401 SW Alaska St, Seattle, Washington 98106, United States. Email [email protected], or call 206-745-7570. A question about these terms gets a written answer from us, not a form letter.

For a data request, use the same email or the contact form and pick data request as the kind of inquiry. The route is set out on the privacy page. For anything to do with a job, the fastest way is still the phone.

Get a written price