Allyn is about 30 minutes from our Port Orchard shop along Highway 3. Washington Plumbing & Drain handles the full range here: water heaters and repipes in Lakeland Village, pump repairs on the North Bay sewer connections, wells and pressure tanks on the hill properties, and the freeze damage that every cold snap brings.
Veteran-owned and family-run, with over 200 Google reviews at five stars. Flat-rate pricing approved on your phone, a four-hour window, and a text when the plumber is on the way.
Allyn at a glance for plumbing
Water
Lakeland Village and parts of Allyn are on community water systems, with Mason PUD 3 and small association systems in the area. Outlying properties along North Bay Road and up the hills are on private wells.
Sewer or septic
Allyn is one of the few places in rural Mason County with sewer. The North Bay/Case Inlet sewer system and water reclamation facility, built in the early 2000s after shellfish closures, replaced about 950 septic systems around North Bay, including Lakeland Village and the Allyn waterfront. Properties outside that basin remain on septic.
Homes
Lakeland Village is a planned golf community started in the late 1960s with more than 800 homes, mostly 1970s to 90s ramblers on copper, cast iron and early ABS. The waterfront has older cabins and newer rebuilds, and the hills have manufactured homes and custom builds on acreage.
Ground and weather
A low shoreline on the west side of North Bay, rising to glacial till hills with small lakes. The sewer basin covers the low ground; the uplands drain through hardpan and hold winter water in crawlspaces. The bay moderates temperatures slightly, but the December 2022 and January 2024 freezes still split hose bibs and crawlspace lines across Lakeland Village and froze pump houses on the hills. Winter rain raises the water table under the bayside lots.
Lakeland Village at fifty
Lakeland Village's homes were built in waves from the late 1960s through the 1990s, and the first waves are showing their age. The copper supply lines pinhole, especially on the hot side, and the water heaters in the garages are on their second or third replacement. Cast iron and early ABS drains under the older homes hold sludge and crack at the joints, and the big firs along the fairways send roots into any gap.
We repair single leaks when the copper is otherwise sound and quote a PEX repipe when the pinholes start showing up in a pattern. Water heaters go in as Bradford White or A. O. Smith with an expansion tank and seismic strapping, or as Rinnai tankless where propane or electric service makes sense. On drains we camera first, then clear or replace based on what the pipe actually looks like.
The North Bay sewer and the pumps that feed it
Allyn is unusual in Mason County because it has a sewer. The North Bay/Case Inlet system was built in the early 2000s to replace nearly a thousand septic systems that were closing the shellfish beds, and it serves Lakeland Village, the waterfront and the basin around North Bay. Many of those connections are pressure sewer, which means each house has a grinder or effluent pump in a tank sending waste to the main.
When that pump fails, the alarm sounds and the house has a day or so before it backs up. We replace grinder and effluent pumps, floats, check valves and alarm panels, and we test the whole chain before we leave. The side sewer and the pump tank are the homeowner's responsibility; the main is the county's.
Wells and community water on the hills
Outside the sewer basin, Allyn is well country. Properties along North Bay Road, toward Victor and up Grapeview Loop have private wells, and the small community systems serving the uplands run weak at the high end. We replace pressure tanks, switches, check valves and pumps, install DAB booster pumps where a community line cannot keep up, and insulate the pump houses that froze in December 2022 and January 2024.
Well and community water here carries enough minerals to scale a tankless heater and stain fixtures. We descale tankless units on a schedule and install whole-house filtration and reverse osmosis after a water test says which, if any, is worth it.
Freezes, irrigation and the golf-course lot
Lakeland Village lots have more outdoor plumbing than most: hose bibs on several sides, irrigation systems with backflow preventers, and water lines to detached shops. All of that froze in the last two hard winters. We replace cracked hose bibs with frost-free models, replace and winterize irrigation backflow assemblies, and insulate the lines to outbuildings.
A smart shutoff like Flo by Moen is worth considering in Allyn, where a fair number of homes belong to retirees who travel in winter. It senses a leak and closes the main, and it sends a notice to your phone from wherever you are.
Plumbing problems we see most in Allyn
Local patterns
- Copper pinholes and aging water heaters across Lakeland Village's 1970s and 80s homes
- Grinder and effluent pumps on North Bay sewer connections failing
- Well houses and pressure tanks on upland properties
- Roots in older ABS and cast iron drains under golf-course lots
- Hose bibs and irrigation backflow devices damaged by freezes
- Scale on tankless heaters fed by community well water
Neighborhoods and areas in Allyn we serve
We work throughout Allyn, including Lakeland Village, Allyn waterfront and the Port of Allyn dock, North Bay Road, Victor and the Pierce County line, Sherwood Creek and Grapeview Loop Road, Lake Anderson and Highway 3 corridor, and around Port of Allyn waterfront park and dock, Lakeland Village Golf Course, Lake Anderson, North Bay on Case Inlet, Allyn Days festival grounds. Population is about 2,200, most of them in Lakeland Village; ZIP codes include 98524.
Allyn plumbing questions
Do you serve Allyn and Lakeland Village?
Yes. Allyn is about 30 minutes from Port Orchard on Highway 3 and we are through Belfair most days. Flat-rate pricing, no travel charge.
Is Allyn on sewer or septic?
Lakeland Village, the waterfront and the North Bay basin are on the county's North Bay/Case Inlet sewer, often with a grinder or effluent pump at each house. Properties outside the basin are on septic.
The pump alarm on my sewer connection is going off. Who do I call?
Us. We replace grinder and effluent pumps, floats, check valves and alarm panels on North Bay sewer connections. Stop running water and call.
My 1970s Lakeland Village house has had two copper leaks this year. Repair or repipe?
Two leaks in a year usually means the copper is done. We quote a PEX repipe alongside the repair and let you decide, and we will say plainly if we think the repipe is the better spend.
Can you service the well at my property up on the hill?
Yes. Pressure tanks, switches, controls, pumps and booster pumps are all routine for us. If the well itself needs a driller, we will tell you.
Do you winterize irrigation backflow devices in Allyn?
Yes, and we replace the ones that cracked in the last two freezes. Ask about it when the sprinklers go off for the season.
