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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Water heaters in the City of Manassas and the Prince William County side, repaired or replaced with the permit and the 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 Manassas
Inside the City of Manassas, owner-occupied homes split almost evenly between electric heat and gas, so a City water heater is about as likely to be an electric tank as a gas one. About half of those houses went up in the 1980s and 90s, the median in 1985, so the tank usually sits in a basement, a garage or a closet off the laundry, and it’s usually on its second or third replacement.
The City also runs its own electric utility, and that changes the first call. If your electric tank has the City’s Load Management switch on it, the City can shut it off at peak demand, typically for up to two hours. Enrolled customers get the City’s own repair of the tank’s electrical parts, the elements, thermostats and reset buttons, with parts and labor covered, and a malfunctioning heater replaced. So look for that switch before you call anybody. What the program won’t cover is a leaking tank, and that’s the call we take.
Past the city line it leans gas. On the Prince William County side a little over half the owner homes burn gas for heat and most of the rest run on electricity, and in Buckhall about one house in eight still uses propane or oil, so check the fuel before you price a swap; a propane water heater is one we replace at the natural gas price, $3,379 to $5,485 on the flue you have. Loch Lomond is nearly all single-family houses built before 1980, the median in 1968, where a gas water heater usually shares a flue with the furnace. Yorkshire, on the low ground along Bull Run, is where floodwater has reached basements: when the river crested on July 22, 2018, the National Weather Service reported overland flow into two of them on Lake Drive. A water heater that stood in water like that should stay off until a plumber has checked it.
One City rule is worth knowing before a cheap install: the City Code puts the cost of fixing a water meter damaged by hot water backing up from a heater on the owner or the tenant. Giving heated water somewhere to go is the expansion tank’s job. It takes up what a tank pushes out as it heats, and it’s in every replacement we price.
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 |
|---|---|---|---|---|
| City of Manassas | 1985 | single-family houses, about 4 in 10 | electricity, about 5 in 10 | Mostly electric tanks, no flue. |
| Buckhall | 1995 | single-family houses, about 8 in 10 | electricity, about 5 in 10 | A mix of gas and electric tanks: we ask which yours is before pricing. |
| Sudley | 1977 | townhouses, about 4 in 10 | gas, about 6 in 10 | Tanks in closets and upstairs rooms: the pan matters. |
| Independent Hill | 2000 | single-family houses, nearly all | gas, about 6 in 10 | Original 2000s tanks, many past their years. |
| Bull Run | 1995 | condo and apartment buildings, about 5 in 10 | gas, about 7 in 10 | Condo closets: gas or electric tanks, over a pan. |
| Yorkshire | 1984 | single-family houses, about 4 in 10 | gas, about 5 in 10 | Gas tanks on their second or third replacement. |
| Loch Lomond | 1968 | single-family houses, nearly all | gas, about 7 in 10 | Gas tanks, often sharing a chimney with the furnace. |
By the numbers
From the Census Bureau’s 2020 to 2024 survey. Median year built and heat count owner-occupied homes only.
The whole City sits in ZIP 20110. It runs its own water, sewer and electric service.
Sudley and Bull Run in 20109, Yorkshire and most of Buckhall in 20111, Independent Hill in 20112, plus the county edges of 20110.
What you’d notice
On a City electric tank with a Load Management switch, running short on the coldest winter mornings can be the switch at work: the City’s winter peak is usually 6 to 8 a.m., and the tank only has what it heated before it shut off. If it runs lukewarm on mild days too, suspect an element.
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
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 enforces the statewide building code, which lets an emergency equipment replacement begin before the paperwork, as long as the permit application reaches the building official by the end of the first working day after the work starts. Source.
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 Water says the pressure reducing valve is the homeowner’s to install and keep up, that the plumbing code recommends one where pressure runs 80 psi or more, and that pressure rises with the height difference between your house and the water tank serving 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.
The City’s permit office tells Manassas owners, in writing, to insist the contractor secure the permit, because whoever holds it answers for the work and the inspection. A gas water heater needs one in the City even as a straight swap. Ours is in the price.
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.
Excellent service and attention to detail. James was super thorough and explained everything to me. I highly recommend them for any plumbing needs
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 Manassas: Bristow, Nokesville, Clifton, Centreville and Catharpin.
Questions
If it’s enrolled in Load Management and it stopped heating, call the City’s program first; the City covers the electrical parts. If the tank is leaking, or it isn’t enrolled, call us. A new electric tank runs $2,757 to $5,493 installed, with the permit and the expansion tank.
Usually a tank. Most tankless units burn gas, and a house that heats with electricity often has no gas line anywhere near the water heater, which turns the swap into a bigger job. An electric tank runs $2,757 to $5,493 installed. If the gas is already there, a tankless runs $8,886 to $10,486, and the visit tells us whether the line and the venting can take one.
Yes. Manassas Park is its own city, sharing ZIP 20111 with Yorkshire and Buckhall, and it runs its own permit office, which wants a permit to replace any gas appliance. Same plumbers, same price book.
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 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.