Open 24/7 for emergencies
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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Paeonian Springs water heater service: propane is the main fuel here, and the permit is handled. See prices below. 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 Paeonian Springs
Most homes in ZIP 20129 heat with propane, not natural gas. Census data shows about four in ten owner homes use propane, while gas is at zero. That means your water heater is likely a propane unit. If you are replacing it, the price is $3,379 to $5,485. The fuel line connection is different, but the installation labor and permit cost are identical in our price book. Knowing this upfront saves you from guessing which fuel type to request when you call.
The water here is hard. Loudoun Water does not print its own hardness figure but points customers to Fairfax Water’s Corbalis data. That hardness drops sediment into your tank year after year. The yearly flush at $99 is how you get it out before it insulates the element or clogs the burner. If you hear rumbling or notice less hot water, that sediment is the usual suspect. A descale at $300 can help in between full flushes.
Storms are a real factor in this part of Loudoun. The 2024 July wind event and the 2022 June storm both brought down trees and wires near Paeonian Springs. If a storm takes out power, your electric water heater stops working. If it damages the gas line or vent, that is a safety issue. Check your carbon monoxide alarms after any storm, especially if you have a gas or propane unit. Loudoun County fire and rescue recommends testing them monthly.
Swapping a gas or propane water heater in Loudoun County needs a permit. Since October 2025, if the new unit has the same BTU rating and stays in the same location, you do not need to submit plans. If your tank bursts, Virginia’s building code allows you to start the replacement immediately, provided the permit application reaches Loudoun County by the end of the next working day. We manage that paperwork so you can get back to hot water without waiting on forms.
What you’d notice
Hard water drops sediment into the tank. That sediment insulates the heating element or burner, so the water takes longer to heat or does not get as hot. A yearly flush at $99 removes it. If the rumbling is loud or the water is barely warm, the tank may be nearing the end of its life.
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.
That’s sediment on the bottom of the tank boiling as the burner or element heats under it. It’s the sound of a tank working harder every year.
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
Loudoun County requires a permit to swap a gas water heater or furnace. Since October 2025, a replacement that keeps the same BTUs in the same spot needs no plans. Source.
A burst tank doesn’t wait on paperwork: under Virginia’s building code the replacement can start first, as long as the permit application reaches Loudoun County by the end of the next working day. Source.
Loudoun Water’s rules put the pressure regulator entirely on the customer. 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.
Propane and natural gas use different regulators and fittings. A careful installer inspects your existing line before quoting $3,379 to $5,485 for a propane tank. If the line is outdated or the wrong diameter, they will let you know before installation so you are not surprised by extra work or parts.
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.
SwiftPro delivered and installed a 75 gallon AO Smith water heater. Zabi was very professional in his communication, plumbing, testing, and cleanup. Good crew to move new heater to basement utility room and take out the old heater.
Where we work
Next door to Paeonian Springs: Waterford, Hamilton, Leesburg, Lovettsville and Purcellville.
Questions
No. Propane and natural gas have different pressures and orifice sizes. You need a tank rated for propane. Our price book lists $3,379 to $5,485 for both gas and propane tanks, but the unit itself must match your fuel source. We verify the fuel type before we quote.
Once a year is the standard for hard water areas like Paeonian Springs. The flush at $99 removes the sediment that builds up from the hardness. If you skip it, the sediment can insulate the element or clog the burner, leading to higher energy bills or a failed tank.
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 Paeonian Springs 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.