Water heater repair and replacement in Ashburn.
New and repaired water heaters for Ashburn, Brambleton, Broadlands and One Loudoun homes: gas, propane or electric, with the county permit counted in.
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. The water heater estimator gives your exact number.
Price range
$2,757-$10,486
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
- Permit and expansion tank included
- Tank or tankless
- Dedicated plumbing team
Get your water heater priced
Ashburn’s builder tanks are aging out one neighborhood at a time.
More of our Ashburn visits are about replacing a heating and cooling system than in any other town where we work regularly, and water heaters come up more than almost anywhere. How old your tank is depends on the neighborhood. Broadlands’ median house went up in 2004 and Belmont’s in 2005, so any original tank still running there is around twenty. Brambleton’s median is 2011 and Loudoun Valley Estates’ 2013, which puts their first tanks in their early to mid teens, the stretch where most give out.
Thinking about tankless? In Brambleton the exterior gets a vote. The association’s design guidelines ask for an application before a new metal flue is added, generally won’t approve one through a wall where it would be visibly obtrusive, and want any through-the-wall flue painted a flat, heat-resistant color matching the wall. A tank going back on its old vent needs no application. Price-wise, tankless lands at $8,886 to $10,486 installed; a gas tank going back where the old one stood is $3,379 to $5,485.
Loudoun Water doesn’t print a hardness number of its own, but its water quality FAQ says hardness usually runs higher in the warmer months and that calcium and phosphate build up inside water heaters. That buildup is what rumbles in a tank as it heats, and the yearly water heater flush drains it: $99 right now, normally $199.
Nearly 40 percent of Ashburn homes are townhouses, and in Moorefield and Goose Creek Village it’s more than six in ten, so plenty of tanks live in an upstairs closet where the pan underneath is all that keeps a slow leak off the room below. Goose Creek Village is also the one corner where propane heat is common, about one owner in ten, and a propane water heater is priced on the gas row.
What’s heating the water across Ashburn.
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 |
|---|---|---|---|---|
| Ashburn | 1998 | single-family houses, about 4 in 10 | gas, about 8 in 10 | Gas tanks on their second or third replacement. |
| Brambleton | 2011 | townhouses, about 5 in 10 | gas, about 8 in 10 | Builder tanks from the 2010s, reaching the age tanks give out. |
| Broadlands | 2004 | single-family houses, about 6 in 10 | gas, about 9 in 10 | Original 2000s tanks, many past their years. |
| Loudoun Valley Estates | 2013 | townhouses, about 6 in 10 | gas, about 8 in 10 | Builder tanks from the 2010s, reaching the age tanks give out. |
| Belmont | 2005 | single-family houses, about 6 in 10 | gas, about 9 in 10 | Original 2000s tanks, many past their years. |
| Moorefield | 2015 | townhouses, about 6 in 10 | gas, about 7 in 10 | Builder tanks from the 2010s, reaching the age tanks give out. |
| One Loudoun | 2015 | townhouses, about 4 in 10 | gas, about 7 in 10 | Builder tanks from the 2010s, reaching the age tanks give out. |
| University Center | 1996 | condo and apartment buildings, about 4 in 10 | gas, about 8 in 10 | Condo closets: gas or electric tanks, over a pan. |
Ashburn houses, by the numbers
From the Census Bureau’s 2020 to 2024 survey. Median year built and heat count owner-occupied homes only.
Ashburn
- Built before 1980hardly any Census
- Built since 2000about 7 in 10 Census
- Most homes aresingle-family houses, about 4 in 10 Census
- Heated withgas, about 8 in 10 Census
- Rentedabout 3 in 10 Census
- Most houses here heat with gas, so most water heaters are gas tanks, and replacing one takes a permit even like for like.
- A lot of original water heaters here went in during the 2000s, and a tank that age is past the years most of them last.
What a new water heater costs in Ashburn.
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 $5,49360mo @ 0% $46/mo
- Gas or propane tank, installed$3,379 to $5,48560mo @ 0% $56/mo
- Power vent tank, installed$5,957 to $7,49460mo @ 0% $99/mo
- Tankless, installed$8,886 to $10,48660mo @ 0% $148/mo
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.
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
What a failing water heater in Ashburn usually does.
Plastic bits in the faucet screens
Loudoun Water’s FAQ has a kitchen test for grit in an aerator: drop it in distilled vinegar. Calcium bubbles or dissolves by the next day. Plastic doesn’t, and plastic usually means the tank’s dip tube is breaking apart, which is a water heater repair, not a water problem.
The pilot won’t stay lit
On a gas tank that’s usually the thermocouple or the gas valve, both repairs. A burner that lights but smells of exhaust is different: shut it off and call.
Water on the floor around it
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.
After a storm in Ashburn, check the water heater.
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.
Water reached the burner or the gas controls
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.
An electric tank sat in water
Shut its breaker off at the panel, but only from somewhere dry. The elements and the thermostats get checked before it heats again.
Water around it after the rain stopped
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.
Who signs off on a new water heater in Ashburn.
Loudoun County
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.
How to pick the best water heater installer in Ashburn.
Questions worth asking anybody who quotes you, us included.
Do they read the tank’s date before talking replacement?
A 2015 tank in a One Loudoun townhouse and a twenty-year-old one in Broadlands are different conversations. The label’s build date gets read first, and a younger tank with a bad thermocouple or element gets the repair price.
Is the permit 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.
Is there an expansion tank in the quote?
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.
Will they tell you when a repair will do?
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.
What our customers say.
I had a really pleasant personal experience with Swiftpro when my water heater went out. The pricing was very reasonable compared to the many other HVAC companies I sought quotes from. I highly recommend them
5.0 stars across 1,131 reviews. Read them on our reviews page.
Water heater questions from Ashburn.
What temperature should my water heater be set to?
Ashburn Volunteer Fire and Rescue’s burns and scalds page links Safe Kids’ tip sheet, which says 120 degrees Fahrenheit or the manufacturer’s recommended setting, to prevent accidental scalding. On a gas tank it’s the dial on the gas valve; on an electric tank it’s behind the element covers, so leave that to us.
Can my Ashburn townhouse go tankless?
Often, if the gas meter and pipe can feed it and it can exhaust through a back or side wall. In Brambleton the association reviews a new flue first. We check the gas line, the vent route and the HOA question before quoting $8,886 to $10,486.
Do you replace electric water heaters in Ashburn too?
Yes. About one Ashburn owner in six heats with electricity, a third in Moorefield, and those houses usually heat their water with it too. Electric tanks are $2,757 to $5,493 installed; no flue or gas line to work around.
How much is a new water heater in Ashburn?
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.
Water heaters in the towns next door.
- Water heaters in Sterling
- Water heaters in Leesburg
- Water heaters in Aldie
- Water heaters in Herndon
- Water heaters in Chantilly
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Tell us how old yours is.
Call, or book online and pick a window. 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 is a licensed, BBB Accredited (A rating), independently owned heating, cooling and plumbing company in Chantilly, serving Ashburn and the rest of Northern Virginia. Virginia contractor license #2705192276. 5.0 stars across 1,131 reviews on Google, Angi, Yelp, the BBB and Facebook. SwiftPro maintains a dedicated HVAC team and a dedicated plumbing team.
SwiftPro Heating, Cooling & Plumbing, 4230 Lafayette Center Dr, Suite N, Chantilly, VA 20151, (703) 997-9757. Book online, read our reviews, or see every town we serve.