King City is a small city with a history unlike any of its neighbors. It was founded in 1966 as an age-restricted adult community. Today the city describes itself as open to all ages, but its population still skews older than most of the area: in 2020 the median age was 59.3, and 41.8% of residents were 65 or older.
That shapes the plumbing calls we get. Many King City homeowners would rather not crawl under a sink or into a crawlspace, and that is a sensible choice. A slip on a wet floor or a strained back is not worth saving a service call. We take those calls the same way we take every emergency: a person answers, we explain what is happening and what it will take to fix, and we do the work without rushing you.
King City is in the 97224 ZIP code, shared with southern Tigard and Durham, and it gets its water through the same Lake Oswego-Tigard Water Partnership as Tigard.
Local plumbing
About plumbing in King City
King City was built from the late 1960s onward, so its older homes now have plumbing that has been in place for fifty years or more. Supply lines, valves, water heaters and toilet parts that old wear out, and the original materials are not always what we would install today. Newer parts of the city have younger homes with fewer of those problems.
The water here comes from the Clackamas River through the Lake Oswego-Tigard Water Partnership, treated at a plant in West Linn and adjusted to be less corrosive to household pipes. When a pipe fails in King City, the cause is usually age, a freeze or a physical break, and we look at the pipe around the failure as well as the failure itself.
Every Tigard Water Service Area customer with a backflow device must have it tested every year by June 1, by a private certified tester. If you are not sure whether your home or business has one, it is worth checking.
What goes wrong
Common plumbing problems in King City
Leaking water heaters
An old tank that starts to leak can flood a garage or closet floor. We repair what can be repaired and tell you straight when a tank is too far gone.
Running and leaking toilets
Worn flappers, fill valves and wax seals are common in older homes. A running toilet wastes water around the clock, and a failed wax seal can rot the floor underneath.
Aging supply lines and valves
Shut-off valves that will not close and supply lines that drip are worth fixing before they become an emergency.
Slow and clogged drains
Kitchen and bathroom drains in older homes collect buildup over decades. A drain that keeps slowing down usually needs more than a plunger.
Frozen pipes
King City sits low along the Tualatin River, and a hard freeze can still split exposed lines in garages and crawlspaces.
Services
Plumbing services in King City
We bring the same services to King City that we offer across Tigard.
When you call
What to expect when you call from King City
A person answers, not a recording, at any hour. We ask what is happening, help you shut off the water if it is still running, and give you an arrival window. If you would rather we talk to a family member or a neighbor who is helping you, that is fine with us.
When we arrive, we explain the problem in plain words and tell you what affects the cost before any work starts. We keep the visit as short as the job allows, protect your floors, clean up after ourselves and show you the finished repair before we leave.
Call now and a person answers.
Good to know
Simple checks that prevent emergencies
A few habits catch problems early. Once a year, look under each sink for drips or water stains, and check that the shut-off valves turn. Look at the base of the water heater for rust or moisture. Listen for a toilet that refills on its own between flushes.
Know where your main water shut-off is before you need it. In most homes here it is where the water line enters the house, often in the garage or near the water heater. If you cannot find it, or it will not turn, we can show you on any visit.
If a pipe bursts, shut the main valve, stay away from wet outlets and call us. Our guide to the first minutes after a pipe bursts walks through each step.
Plumbing safety in older homes
Plumbing problems in an older home are usually more of a nuisance than a danger, but a few situations deserve care. Water on the floor is a slip risk, especially on tile or vinyl. Water near outlets, cords or a light fixture is an electrical risk. And a water heater that is leaking, making loud noises or venting badly should be shut down and looked at.
If you notice water on the floor, put down towels before walking through it and stay away from anything electrical in the wet area. If you need to reach a shut-off valve under a sink or behind a toilet and it is hard to get to, it is fine to leave it and call us. We would much rather turn a stiff valve ourselves than have anyone hurt doing it.
Shut-off valves that have not been turned in years often stick or start to drip when they are finally used. On any visit, we can check the main shut-off and the valves under sinks and toilets, and replace any that no longer close properly, so that the next time something leaks you can stop it quickly.
Water heater safety
A water heater set too hot can scald, and a tank near the end of its life can leak without much warning. If your hot water seems hotter than it used to, or there is rust or moisture at the base of the tank, it is worth having it checked.
Every tank water heater has a temperature and pressure relief valve, a safety device that opens if pressure or temperature gets too high. If that valve is dripping or discharging water, do not plug or cap it. Turn the heater off, close the cold water valve on top and call us. A dripping relief valve is often a sign of a deeper problem with the heater or the water pressure.
Small leaks that add up
Not every plumbing problem is an emergency, but small leaks cost money every day they run. A toilet that refills on its own, a faucet that drips, or a supply line that weeps under a sink can waste a surprising amount of water over a month, and slow drips can rot cabinet floors and subfloors without anyone noticing.
A quick way to check a toilet is to put a few drops of food coloring in the tank and wait fifteen minutes without flushing. If color shows up in the bowl, the flapper is leaking. Under sinks, run a dry paper towel along the supply lines and the drain trap and look for damp spots. If you find something, it is usually a simple repair.
If your water bill climbs and you cannot find a cause, turn off every fixture and look at the water meter. If it keeps moving, there may be a hidden leak in a wall, under the floor or in the line from the meter, and that is worth tracing before it causes damage.
If you live in a managed or shared building
Some King City homes share walls, roofs or common areas, and responsibility for plumbing can be split between the owner and an association or manager. If water is coming from a shared wall, from the unit above or from a common line, let your manager or association know as well as calling us.
In an emergency, stopping the water comes first. Close the shut-off for the fixture or the unit if you can, keep the area safe, and call. We can stop the leak and make the immediate repair, and leave clear notes about what we found for anyone else who needs them.
Backflow testing in King City
A backflow device keeps water from irrigation systems, fire lines and some appliances from flowing back into the public drinking water supply. In the Tigard Water Service Area, every customer with a backflow device must have it tested every year by June 1, by a private certified tester.
If you are not sure whether your property has a backflow device, look near the water meter or where an irrigation system connects to the house, or check past water bills and notices. Missing the deadline can lead to notices from the water provider, so it is worth putting the test on the calendar each spring.
Cold nights by the Tualatin River
King City sits low along the Tualatin River, and on clear winter nights cold air settles into low ground. When a freeze is forecast, protect the pipes most likely to suffer: outside faucets, lines along exterior walls and anything in an unheated garage. Disconnect hoses, close the garage door and open cabinet doors under sinks on outside walls so warm air can reach the pipes.
If you travel in winter, leave the heat set to a moderate temperature rather than turning it off, and ask a neighbor to check the house if a hard freeze arrives while you are away. A pipe that splits in an empty house can run for days.
Choosing who to let into your home
It is reasonable to be careful about who comes into your house, especially in an emergency when you have less time to decide. Ask who is coming and roughly when. Ask what the visit will involve and what affects the cost. A plumber should be willing to explain the problem and the options in plain words before starting.
We answer those questions on the phone and again at the door, and nothing begins until you agree. If you would like a family member on the phone while we explain the work, that is fine with us.
About us
- About Tigard Emergency Plumbing
- Contact our team
- What affects the price
Questions
Plumbing questions from King City
Do you serve King City?
Yes. King City is just southwest of Tigard, in the same 97224 ZIP code, and we serve it with the same 24/7 answering and same-day emergency service.
Can a family member call on my behalf?
Yes. Anyone can call for you, and we are happy to talk the job through with whoever is helping.
My water heater is leaking. What should I do?
Shut the cold water valve on top of the heater. For a gas heater, set the control to off or pilot; for an electric one, switch it off at the breaker. Then call us.
Do I need a backflow test?
If your property has a backflow device and is in the Tigard Water Service Area, it must be tested every year by June 1 by a private certified tester.
Where is the main water shut-off in a King City home?
In most homes it is where the water line comes into the house, often in the garage, a utility closet or near the water heater. There is also a valve in the meter box near the street. If you cannot find it or it will not turn, call us and we will help.
Is a running toilet worth a service call?
Often, yes. A toilet that runs all the time can waste a lot of water, and the fix is usually a simple part. If you are comfortable, you can check the flapper yourself first; if not, we can take care of it.
Do you come out at night for older residents who live alone?
Yes. We answer and come out at any hour. If it helps, a family member or neighbor can be on the phone or at the house while we work.
Do you charge before explaining the work?
No. We explain what we found and what affects the cost before any work starts, and nothing begins until you agree.