Your address is in the historic district
A condensing boiler’s plastic vent through a front wall can count as an exterior change there. Asking the Architectural Review Board first beats moving a vent after the fact.
Manassas, Virginia
Boiler repair and replacement in Manassas.
Manassas boilers get a $99 tune-up and, when it’s time, a new boiler at $9,900 to $16,500 installed, permit office by address.
$165/mo60mo @ 0% APR
Price range
$9,900-$16,500
8yrs @ 7.99%
$140/mo
15yrs @ 9.99%
$106/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
Send this and the office calls or texts you back to set a time.
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Rather talk now? (703) 997-9757
- Hot water boilers, gas and propane
- Navien, Weil-McLain and Force
- Heating and plumbing teams
5.0 stars across 1,132 reviews
Two of our heating technicians in a Northern Virginia basement. The same team tunes up, repairs and replaces boilers.
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 HVAC installersA dedicated heating and cooling team, separate from our plumbers
Price in writing firstYou see every option priced before anything is ordered
What it costs
What boiler repair and replacement cost in Manassas.
A new boiler runs $9,900 to $16,500 installed, the range of our own boiler replacements; a condensing or combi boiler lands at $12,782 to $16,500. A tune-up is $99 a system.
High-efficiency condensing boiler or combi boiler, installed
$12,782 to $16,500
or $213/mo at 0% APR for 60 months
Cast iron boiler on the chimney, replaced like for like, installed
$9,900 to $13,690
or $165/mo at 0% APR for 60 months
Boiler tune-up, one system
$99
Boiler repair diagnostic visit
$99
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
A repair starts with the $99 diagnostic. If the fix is a circulator pump, a valve or an expansion tank, you get that price in writing before we start, and you decide.
Want a closer number before anyone comes out? The boiler estimator asks a few questions about yours and shows the range for that job.
What’s different in Manassas
A Manassas boiler can fall under three permit offices, so the address comes first.
Manassas is one of the towns where we’ve repaired and replaced hot water boilers. A Manassas address can mean the City of Manassas, the City of Manassas Park or Prince William County. Each has its own permit office, and the City of Manassas runs its own water system from Lake Manassas while the county is on Prince William Water.
Inside the City of Manassas, replacing a gas appliance such as a boiler takes a mechanical permit even as a straight swap, and the City strongly recommends that the contractor secure it, because the permit holder answers for code compliance. On the county side, Prince William County also wants a permit to replace a gas or propane heating appliance. A boiler in Manassas Park files with Manassas Park, which runs its own permit office, not with the City of Manassas.
More of our Manassas visits are replacement estimates than in most towns we serve. For a boiler that comes down to one choice: a cast iron boiler back on the chimney, the lower part of $9,900 to $16,500, or a condensing boiler or Navien combi venting through the wall in white plastic pipe, at $12,782 to $16,500 installed. Which one fits depends on the chimney’s condition and whether the house wants its hot water from the boiler too.
In the City’s Local Historic District, the Architectural Review Board issues certificates of appropriateness for substantial exterior alterations, and the guidelines ask that exterior HVAC equipment sit somewhere unobtrusive or be screened with landscaping. Check before a new vent goes through a wall that faces the street.
Neighborhood by neighborhood
Where the boilers are across Manassas.
Census figures for the owner-occupied homes in each place, and what a boiler call there usually meets.
| Place | Median home built | Most homes are | Heated with | What a boiler call usually meets |
|---|---|---|---|---|
| City of Manassas | 1985 | single-family houses, about 4 in 10 | electricity, about 5 in 10 | Mostly heat pumps; a boiler is the exception. |
| Buckhall | 1995 | single-family houses, about 8 in 10 | electricity, about 5 in 10 | A mix of heat pumps and gas heat; boilers are rare. |
| Sudley | 1977 | townhouses, about 4 in 10 | gas, about 6 in 10 | Older houses, where cast iron boilers and radiators still turn up. |
| Independent Hill | 2000 | single-family houses, nearly all | gas, about 6 in 10 | Built since 2000, almost all forced air. |
| Bull Run | 1995 | condo and apartment buildings, about 5 in 10 | gas, about 7 in 10 | Condo buildings: a central boiler is usually the association’s. |
| Yorkshire | 1984 | single-family houses, about 4 in 10 | gas, about 5 in 10 | 1980s and 90s houses, mostly forced air; boilers in the older ones. |
| Loch Lomond | 1968 | single-family houses, nearly all | gas, about 7 in 10 | Older houses, where cast iron boilers and radiators still turn up. |
By the numbers
Manassas houses, by the numbers
From the Census Bureau’s 2020 to 2024 survey, owner-occupied homes unless it says otherwise.
The City of Manassas
The whole City sits in ZIP 20110. It runs its own water, sewer and electric service.
- Median home built1985 Census
- Built before 1980about 4 in 10 Census
- Built since 2000about 2 in 10 Census
- Most homes aresingle-family houses, about 4 in 10 Census
- Heated withelectricity, about 5 in 10 Census
- Rentedabout 3 in 10 Census
- Most houses built here since about 1980 heat with forced air, so a boiler on these streets is usually in one of the older houses or a custom home.
The Prince William County side
Sudley and Bull Run in 20109, Yorkshire and most of Buckhall in 20111, Independent Hill in 20112, plus the county edges of 20110.
What it’s telling you
What your boiler is telling you in Manassas.
Close view of a SwiftPro boiler installation in Northern Virginia showing the expansion tank, automatic air vent, fill valve and the vent connector into the chimney.
Safety and paperwork
What the county says about boilers in Manassas.
City of Manassas
In the City of Manassas a gas water heater takes a permit even as a straight swap: the City’s list of work that needs no permit covers replacing an appliance only when it doesn’t burn gas or oil. Source.
The City’s mechanical permit covers the first-time installation of heat pumps and central air conditioning, and the replacement of gas furnaces. Source.
Prince William County
Prince William County requires a permit to replace a gas or propane furnace or a gas appliance such as a water heater, even like for like. Replacing an electric water heater with one the same size in the same spot needs no permit. Source.
Prince William County lists any work that alters a home’s heating and air conditioning as permit work, but swapping an electric furnace, heat pump or air conditioning condensing unit for the same type of unit in the same spot is an ordinary repair that needs no permit. Source.
Prince William County Fire and Rescue lists furnaces and water heaters among the household sources of carbon monoxide, and says to put a CO alarm outside each sleeping area and on every level of the home and to test it monthly. Source.
Prince William County Fire and Rescue says to have a qualified technician inspect the heating system and chimneys every year, to make sure nothing blocks the fumes from venting out of the house. Source.
Our Virginia Class A contractor license, 2705192276, is on the side of the van.
Choosing who works on it
How to pick who works on your boiler in Manassas.
Questions to ask anybody who quotes you, us included.
Have they filed boiler permits with all three offices?
City of Manassas, Manassas Park and Prince William County each run their own process. Ask which one your address files with, and who will hold the permit.
Can they handle both halves of it?
A hot water boiler is half heating system (the burner, gas valve, flue and controls) and half plumbing (the water loop, circulator pumps, expansion tank, relief valve and zone valves). We hold a Virginia Class A license and run separate heating and plumbing teams, so each half gets a tech who does that trade every day.
Does the quote say how it vents?
A new boiler can stay on the chimney or vent out the wall in plastic pipe. A good quote says which, and whether the chimney needs a liner, because that’s where two quotes for the same boiler usually split.
Two of our crew going over a work order before the day's calls.
From our Google reviews
What our customers say.
5.0 stars across 1,132 reviews. Read them on our reviews page.
Excellent service and attention to detail. James was super thorough and explained everything to me. I highly recommend them for any plumbing needs
…I had the pleasure of working with Efrain and Alex last year on a Boiler heater. The quality of work and total professionalism contributed 100% to my decision…
Where we work
Boiler repair and replacement in every Northern Virginia town we serve
Next door to Manassas: Bristow, Nokesville, Clifton, Centreville and Catharpin.
Fairfax County
Arlington County
Loudoun County
Prince William County
Fauquier County
Stafford County
Questions
Boiler questions from Manassas.
Does a straight boiler swap in the City of Manassas need a permit?
Yes. The City treats replacing a gas appliance as mechanical permit work even when the new boiler goes in the same spot.
Is a boiler worth repairing in an older Manassas house?
Often it is. A failed circulator, a sticking zone valve or a waterlogged expansion tank gets fixed, not replaced; a leaking heat exchanger is the point where a new boiler makes sense, and the $99 diagnostic tells you which you have.
Do you work on steam or oil boilers?
No. We work on hot water boilers, the kind that heat radiators or baseboard, on natural gas or propane. If yours is steam or burns oil, we’ll tell you on the phone, and a switch to a heat pump or a gas or propane boiler is ours to price.
Ready when you are
Get the boiler looked at before the cold week.
Call any time: we run 24/7 emergency service. Or send the form at the top. A tune-up is $99, a repair starts with the $99 diagnostic, and a new boiler gets a written price before any work.
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 Manassas 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.