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A new water heater installed with the permit runs $2,757 to $5,493 for an electric tank, $3,379 to $5,485 for gas or propane and $8,886 to $10,486 for tankless.
Price range
$2,757-$5,493
8yrs @ 7.99%
$39/mo
15yrs @ 9.99%
$30/mo
Monthly figures on the starting price, the whole price financed, on approved credit. The lender sets the final terms. How financing works
Get your price in writing
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Water heaters in Oakton, 22124, gas or electric, replaced with the Fairfax County permit and expansion tank in the price. The water heater estimator gives your exact number.
5.0 stars across 1,132 reviews
Two of our plumbers wheeling a new water heater up a Northern Virginia walkway, the van at the curb.
Licensed and insuredVirginia Class A contractor #2705192276
24/7 emergency serviceOften same-day, and we will tell you honestly when we can get there.
Our own plumbers, our own trucksNobody here is a subcontractor with a magnet on the door
The price is settled before the workYou see the number in writing before anything is taken apart
What it costs
Installed, from our water heater estimator, which is the price book. Everything is in the number: the permit and the inspection, the expansion tank, the drain pan, hauling the old one away, and the labor.
Electric tank, installed
$2,757 to $5,493
or $46/mo at 0% APR for 60 months
Gas or propane tank, installed
$3,379 to $5,485
or $56/mo at 0% APR for 60 months
Power vent tank, installed
$5,957 to $7,494
or $99/mo at 0% APR for 60 months
Tankless, installed
$8,886 to $10,486
or $148/mo at 0% APR for 60 months
Monthly figures: 60mo @ 0% APR on each starting price, the whole price financed, on approved credit. Longer plans lower the payment and cost more in total. The lender sets the final terms. How financing works
How the house vents picks the row; where you land inside it is the tank size and the warranty. A hybrid heat pump water heater is quoted at the visit, never from a page.
Keeping the one you have? A yearly water heater flush slows the sediment down: $99 right now, normally $199. A tankless descale is $300, regularly $350. Or get the flush every year with Comfort+ membership, $199 a year, along with a dryer vent cleaning, a sewer camera inspection and heating and cooling maintenance visits.
What’s different in Oakton
Oakton splits almost evenly on heat source. Census data for ZIP 22124 shows 48.5 percent of owner homes use gas and 42.2 percent use electricity. That means the first question is which tank you have. A gas tank needs a flue and a Fairfax County permit, even for a like-for-like swap. An electric tank is simpler: no flue, but the permit rule still applies if the county requires it. The price row depends on that choice: $2,757 to $5,493 for an electric tank, $3,379 to $5,485 for a gas tank.
About 15 percent of Oakton housing is in condos or apartments, often north of I-66 near Chain Bridge Road. These units usually have the heater in a closet, sometimes upstairs. There is often no floor drain, so a leak goes straight to the ceiling below. The drain pan and the line out of it are critical here. They catch the water and direct it to a safe spot. We include both in every replacement quote, along with the expansion tank, which handles thermal expansion in a closed system.
Nearly 37 percent of Oakton homes were built before 1980. In those houses, the gas water heater often shares a masonry flue with the furnace. If the furnace was upgraded to high efficiency and now vents out the wall, the water heater is left alone in a flue sized for two. That can cause poor draft. One fix is a power vent tank, which uses a fan to push exhaust out the wall. It runs $5,957 to $7,494 installed. This is common in the older neighborhoods near Jermantown Road and Oakton Road.
The Difficult Run headwaters, north and west of Jermantown Road, have steep slopes and poor soils. Many homes there are on septic, not sewer. The water heater location is often in the basement or a utility room near the furnace. If you have a private well, Fairfax County Health Department recommends testing the water annually. Hardness affects how fast a tank scales up. A flush once a year helps, but if the tank is old, a replacement at $2,757 to $7,494 might be the better move.
Neighborhood by neighborhood
Census figures for each place, and the water heater that usually goes with its houses. Median year built and heat count owner-occupied homes only.
| Place | Median home built | Most homes are | Heated with | The water heater you usually find |
|---|---|---|---|---|
| Oakton | 1981 | single-family houses, about 4 in 10 | gas, about 6 in 10 | Gas tanks on their second or third replacement. |
| Difficult Run | 1982 | single-family houses, nearly all | gas, about 6 in 10 | Gas tanks on their second or third replacement. |
By the numbers
From the Census Bureau’s 2020 to 2024 survey. Median year built and heat count owner-occupied homes only.
ZIP 22124 as a whole: every Oakton address. The Oakton Census place in the table also takes in streets with Vienna and Fairfax mail.
What you’d notice
In Oakton condos and townhouses, the tank is in a closet. A leak shows up as a wet floor or a stain downstairs. Check the pan. If it is holding water, call before the ceiling fails. The pan and line are part of the job.
An electric tank has two elements. When one fails the water still warms, just never all the way; it’s a common, fixable part.
A drip from a valve can be fixed. Water from the tank itself can’t; once the lining goes, the only fix is a new heater, and sooner beats later.
If the basement took water
A water heater usually sits on the lowest floor of the house, so it’s one of the first things standing water reaches. Three checks, then call us.
Leave it off and don’t relight it. The warning label on a gas water heater says not to use it if any part has been under water, and to have a service technician replace the gas control.
Shut its breaker off at the panel, but only from somewhere dry. The elements and the thermostats get checked before it heats again.
Mop it up and look again in an hour. Water that comes back with no rain is the tank or a valve, not the storm.
Call us after a storm and we’ll check it: the gas control or the elements, the burner, the venting and the drain pan. If it has to be replaced, you get the price in writing before anything comes out.
Permits and pressure
Fairfax County requires a permit to replace any gas appliance, even like for like: a gas water heater, furnace or boiler. Replacing a fuel-burning appliance also needs a chimney vent certification. Source.
Virginia lets emergency replacement work start first, with the permit application in by the end of the next working day. Source.
Fairfax Water promises 20 psi at the main and no uniform pressure, and the pressure reducing valve on your side of the meter is yours to buy and keep up. Over 80 psi, the Virginia Residential Code calls for one, and an expansion tank with it. Source.
Our Virginia Class A contractor license, 2705192276, is on the side of the van.
Choosing who installs it
Questions worth asking anybody who quotes you, us included.
Yes. In older Oakton homes, the flue condition decides the job. If the furnace vented out the wall, the water heater flue may be too large. A tech should inspect it before quoting. If it fails, a power vent tank at $5,957 to $7,494 is the fix.
A gas water heater always needs a permit, an electric one often does, and skipping it tends to surface when the house sells. Ask whether the quote includes it and the inspection.
Most houses here have a check valve or a pressure reducer on the incoming line, so the heated water has nowhere to go. An expansion tank gives it somewhere, and leaving it out is how quotes come in low.
A thermocouple, an element or a valve is a repair, not a new heater. A good plumber says so, and saves the replacement talk for a leaking tank.
Two of our crew going over a work order before the day's calls.
From our Google reviews
5.0 stars across 1,132 reviews. Read them on our reviews page.
Moises and Oscar responded quickly to our need for a new water heater. They came through with a quick and a professional install at a reasonable price. I trust Tyler, Moises, and the team at SwiftPro with my hvac and plumbing needs.
Where we work
Next door to Oakton: Fairfax, Vienna, Reston, Dunn Loring and Herndon.
Questions
Look at the top. A gas tank has a metal flue pipe and a gas line. An electric tank has a cable box and no flue. In Oakton, it is close to half and half. This determines which price row applies: $3,379 to $5,485 or $2,757 to $5,493.
Yes. Most condo heaters are electric tanks in a closet. The new one must fit the same footprint. Check your association rules for who can do the work. The pan and line are included in the price, along with the permit if required.
Installed, with the permit, the expansion tank, the pan and the haul-away: an electric tank $2,757 to $5,493, a gas or propane tank on the flue you have $3,379 to $5,485, a power vent tank $5,957 to $7,494, and a tankless unit $8,886 to $10,486. The estimator gives your exact number in about a minute.
Ready when you are
Call, or send the form at the top. The age on the label and what it’s doing tell us most of what we need, and you get the price before anything comes out.
SwiftPro Heating, Cooling & Plumbing
4230 Lafayette Center Dr N, Chantilly, VA 20151
44679 Endicott Dr, Suite 211, Ashburn, VA 20147
Virginia Class A contractor license #2705192276
SwiftPro Heating, Cooling & Plumbing is a licensed, BBB Accredited (A rating), independently owned heating, cooling and plumbing company in Chantilly, serving Oakton and the rest of Northern Virginia. Virginia contractor license #2705192276. 5.0 stars across 1,132 reviews on Google, Angi, Yelp, the BBB and Facebook. SwiftPro maintains a dedicated HVAC team and a dedicated plumbing team.
From SwiftPro Heating, Cooling & Plumbing in Chantilly. Housing figures are the Census Bureau’s American Community Survey, 2020 to 2024, for each place named; permit, water and sewer facts link to each office’s own page and were checked in September and October 2026.