Open 24/7 for emergencies
For pipe repair, a plumbing diagnosis visit in Herndon is $49, or $250 after hours, and a person answers (703) 997-9757 day or night.
SwiftPro’s plumbers in Herndon are rated 5.0 stars across 1,130 reviews and work under Virginia Class A contractor license 2705192276. Leaking or burst pipe in Herndon, Franklin Farm or Floris? The Town’s pipe ends at your meter. We find the leak past it and fix it. Finding a hidden leak is $200 to $500, and most water pipe repairs run $450 to $650, from our published price list.
5.0 stars across 1,130 reviews
Part of our plumbing team, with the tools they bring to find a leak and fix the pipe.
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Rather talk now? (703) 997-9757
Licensed and insuredVirginia Class A contractor #2705192276
24/7 emergency serviceWe answer day or night, 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
The same numbers as our pipe repair page, each a range because the house decides where it lands. You hear the number before the work starts.
Plumbing diagnosis visit
$49
Plumbing diagnosis visit, after hours
$250
Leak located (hidden or behind a wall)
$200 to $500
Water pipe repair, one section replaced
$450 to $650
Drywall opened for the repair
Priced in writing before we cut
Prices checked .
Most repairs are one section of pipe: the split or pinhole cut out and a new piece put in. Where the pipe sits decides most of the price. Exposed in a basement ceiling is the low end; inside a finished wall is higher, and we tell you before the drywall comes open.
With Comfort+ membership, any repair is 15% off, and every year includes a plumbing safety inspection that looks at the supply pipe you can see.
What’s different in Herndon
The biggest slice of Herndon is the 1970s: about three homes in ten in town went up then, and another quarter in the 1980s. County tax records show nearly every house and townhouse from the 1980s has a basement, but fewer than half from the 1970s do. So a 1970s Herndon house is more likely than most to sit on a slab or over a crawl space, and a leak there hides. Look for a warm spot on the floor, a hot water bill that keeps climbing, or the sound of running water with everything turned off.
Town Code puts the Town’s responsibility on the street side of the meter and never past its outlet. From the meter in, the service line and everything on it, a pressure reducing valve included, belongs to the owner. The Town’s own service line inventory, filed with the state in 2024, lists galvanized steel as a category and found no lead lines. Galvanized is the pipe to ask about if your house is one of the roughly four percent in town that predate 1960.
Every spring the Town flushes its mains through the hydrants, and the water can run cloudy or rusty for a while. That’s the main, and it should clear after the tap runs a few minutes. If it doesn’t, or only the hot side is discolored, the cause is more likely in your house: the water heater, or old pipe.
Franklin Farm and Floris, on the county side, are mostly detached houses from the 1980s and 90s with full basements, which puts them in the polybutylene years. McNair, near the Parkway, is mostly 2000s condos and townhouses where the question is usually whether a leak is yours or the association’s. Hutchison and the older townhouse rows are 1970s copper, and a damp ceiling below an upstairs bath is the usual first sign.
Neighborhood by neighborhood
Census figures for each place, and the supply pipe that usually goes with houses that age. Median year built and heat count owner-occupied homes only.
| Place | Median home built | Most homes are | Heated with | The supply pipe you usually find |
|---|---|---|---|---|
| Franklin Farm | 1985 | single-family houses, about 9 in 10 | electricity, about 5 in 10 | The polybutylene years: check the supply pipe at the fittings. |
| Herndon | 1981 | single-family houses, about 4 in 10 | electricity, about 6 in 10 | The polybutylene years: check the supply pipe at the fittings. |
| Dranesville | 1984 | single-family houses, nearly all | electricity, about 6 in 10 | The polybutylene years: check the supply pipe at the fittings. |
| McNair | 2003 | condo and apartment buildings, about 6 in 10 | gas, about 7 in 10 | Condo buildings: association risers, your own lines inside the unit. |
| Floris | 1990 | single-family houses, about 8 in 10 | gas, about 6 in 10 | The polybutylene years: check the supply pipe at the fittings. |
| Hutchison | 1979 | townhouses, about 5 in 10 | electricity, about 7 in 10 | Copper supply, old enough for pinholes. |
| Sully Square | 2015 | condo and apartment buildings, about 6 in 10 | gas, about 6 in 10 | Condo buildings: association risers, your own lines inside the unit. |
By the numbers
From the Census Bureau’s 2020 to 2024 survey. Median year built and heat count owner-occupied homes only.
Inside the town limits. Floris, Franklin Farm, McNair and Dranesville, on the Fairfax County side, are counted by the Census as places of their own.
What you’d notice
On a Herndon slab house that often means a leak on the hot line under the concrete. The pipe is running warm water into the slab. Turn off every tap and look at the meter: if the dial is still moving, water is going somewhere.
Old copper fails in pinholes: a fine mist or a green crust on a pipe in the basement ceiling. One pinhole is a repair. Several in a year on the same run is the pipe telling you it’s thinning everywhere.
Polybutylene, often stamped PB, went into houses from about 1978 to 1995. It tends to fail at the fittings without much warning, so a drip at one joint is a reason to look at the rest.
A brown ring under a bathroom, or a soft spot in the drywall, is water that’s been finding its way down for a while. A supply pipe leaks all the time; a drain only leaks when somebody runs water upstairs, and that difference tells us where to look first.
Need pipe leak repair in Herndon?
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Before the first hard freeze
A pipe usually bursts in the hours after a cold snap, when the ice inside it thaws and the split starts to run. Five things to do before it gets that cold, then call us if something already looks wrong.
Disconnect every garden hose. A hose left on traps water in the spigot, and that’s the most common split we see. If the spigot has a shutoff inside the house, close it and open the outside tap to drain it.
A kitchen or bathroom sink on an outside wall gets the coldest air in the house. On the coldest nights, open the cabinet doors so room heat reaches the pipes, and let that tap drip.
Close crawl space vents and the garage door for the winter. Pipes that run through a crawl space, a garage ceiling or an unheated room over the garage are the ones that freeze first.
Find it now, before you need it: usually where the water line comes through the basement or crawl space wall, near the meter or the water heater. Make sure it turns. When a pipe bursts, that valve is the difference between a mop and a contractor.
Keep the thermostat at 55 or higher while you’re gone, and ask someone to look in if a cold snap comes. A frozen pipe that thaws with nobody home runs for days.
Find a pipe that’s frozen, or water where it shouldn’t be? Shut the main off and call us at (703) 997-9757. A diagnosis visit is $49, or $250 after hours, and you get the repair price before we cut into anything.
Your pipes, your paperwork
In the Town, a house, duplex or townhouse owner keeps the sewer lateral structurally sound from the house to the right-of-way or easement line, and the Town takes it from there to the main. Clearing a clog anywhere along it is still the owner’s job, and a condo or commercial building owns its whole lateral. Source.
Town Code keeps the Town’s side of the water line on the street side of the meter, never past its outlet. From the meter in, the service line and everything on it, a pressure reducing valve included, is the owner’s to keep up. Source.
In Fairfax County the homeowner owns the whole sewer lateral, from the house to the county main, including the stretch under the street. Replacing it takes a county plumbing permit, plus a VDOT permit under a state road. 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 fixes it
Questions worth asking anybody who comes out, us included.
They should listen and trace it with equipment on the pipe before anyone opens concrete. A leak locate is $200 to $500, and it’s what keeps the hole small and in the right place.
Anyone can check on the state’s license lookup. Ours is Virginia Class A contractor license, on every van.
A good leak call starts at the meter and the shutoffs, then narrows it down with pressure and moisture readings. The drywall comes open in one spot, not five.
Every repair on our list has a range, and you hear where yours lands before anything is cut. If someone won’t say until the job is done, keep looking.
Two of our crew going over a work order before the day's calls.
From our Google reviews
5.0 stars across 1,130 reviews. Read them on our reviews page.
Zabi did a great job. Fill valve, flush valve and gaskets replaced on this 30-yr-old toilet. No leaks, no run-on.
Where we work
Next door to Herndon: Reston, Sterling, Great Falls, Oakton and Chantilly.
Questions
Probably the Town’s spring flush. Crews open hydrants to clear the mains, and sediment can come through for a while. Run the cold tap for a few minutes. If it stays cloudy, or only the hot tap is, call us, because then it’s inside your house.
It rusts from the inside, so the pipe can be failing long before it leaks. Weak pressure at one tap or rusty water after the house has sat are signs. A leak at one threaded joint usually means the next ones are close. We’ll show you the pipe and tell you what’s left in it.
Shut off the main water valve, then turn off the water heater (gas to pilot, or the breaker for electric). Open a faucet at the lowest point of the house to drain what’s left in the pipes. Then call (703) 997-9757: a person answers day or night, and our emergency plumbing team is on 24/7.
A plumbing diagnosis visit is $49, or $250 after hours. Finding a leak you can’t see is $200 to $500, and most water pipe repairs run $450 to $650. You get the number before we start.
Ready when you are
Shut off the main, then call, or send the form at the top. You get the price before the work, and if it can wait until morning, we’ll tell you that too.
SwiftPro Heating, Cooling & Plumbing
4230 Lafayette Center Dr N, Chantilly, VA 20151
44679 Endicott Dr, Suite 211, Ashburn, VA 20147
SwiftPro Plumber & Water Heaters
4200 Lafayette Center Dr, Suite N, Chantilly, VA 20151
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 Herndon and the rest of Northern Virginia. Virginia contractor license #2705192276. 5.0 stars across 1,130 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.