Open 24/7 for emergencies
For pipe repair, a plumbing diagnosis visit in Oakton is $49, or $250 after hours, and a person answers (703) 997-9757 day or night.
SwiftPro’s plumbers in Oakton are rated 5.0 stars across 1,130 reviews and work under Virginia Class A contractor license 2705192276. We cover leak or burst pipe repair in Oakton, where nearly half the homes date from 1980 to 1999, the years of gray polybutylene pipe. We find the leak 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.
Get your price in writing
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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 Oakton
The usual Oakton house is from the 1980s. Close to half the homes in 22124 were built between 1980 and 1999, and that stretch is when gray polybutylene supply pipe was going into a lot of new houses, joined with metal crimp rings. It looks like ordinary plastic tubing, which is why people don’t know they have it. We say polybutylene is possible, never certain, because plenty of builders used copper then. A look at the line coming off the water heater settles it in a minute.
Oakton also has townhouses in numbers most Fairfax towns don’t: about one home in five. The typical townhouse here dates from 1983, and almost every one has a basement under it. Concord Village, Arrowood, Oakton Village and Oak Marr Courts are all in that mix. So a slow leak in a bathroom on the main floor often runs down inside the wall and shows up in the basement rec room, where the carpet drinks it for days. Shut the water at the main, and look there first.
It is the basement that makes Oakton leaks expensive. Nearly every house here has one, and the county’s tax records show most are daylight basements with a finished room. Pipes in the ceiling above carpet and drywall are the ones that cost real money when they let go, so we like to locate the leak with a meter and a camera before a wall gets cut. When a fitting is the culprit, we replace the fitting.
The condo buildings, Four Winds, The Oakton, Treebrooke and Trevor House among them, have their own split. The vertical lines inside the walls usually belong to the association, and the lines past your unit’s valve usually belong to you. If you’re unsure which side a drip is on, tell us the building and we’ll find where it starts before anyone argues about who pays. Our pipe repair page has the rest.
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 |
|---|---|---|---|---|
| Oakton | 1981 | single-family houses, about 4 in 10 | gas, about 6 in 10 | The polybutylene years: check the supply pipe at the fittings. |
| Difficult Run | 1982 | single-family houses, nearly all | gas, about 6 in 10 | The polybutylene years: check the supply pipe at the fittings. |
By the numbers
From the Census Bureau’s 2020 to 2024 survey. Median year built and heat count owner-occupied homes only.
ZIP 22124 as a whole: every Oakton address. The Oakton Census place in the table also takes in streets with Vienna and Fairfax mail.
What you’d notice
Before you pull the carpet, look at the ceiling over it. A stain under a bathroom or the kitchen points to a supply line or a drain upstairs. Shut the main, see whether the stain stops growing, and tell us what you saw. That one answer saves an hour of searching.
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.
Turn everything off and watch the water meter for ten minutes. If the dial or the little leak indicator still moves, water is going somewhere, inside a wall, under a slab or out in the yard.
Need pipe leak repair in Oakton?
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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 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.
We should. A repair on polybutylene may hold, but a second leak nearby is more likely than on copper, and you deserve to know before you pay to patch a pipe the house is likely to need replaced.
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.
Had a ceiling leak. I had very good communication with the company both by phone and text. My technician, Zabi, was terrific. He took the time to check all the likely plumbing culprits and walked me through the possible causes and solutions.
Where we work
Next door to Oakton: Vienna, Reston, Dunn Loring, Herndon and Annandale.
Questions
No. Plenty of it never leaks. But it can fail at the crimp fittings without warning, and repairs on it are stopgaps, so we’ll say plainly what we see and what it means.
It can, since the water follows framing and shared walls. Shut your main, take photos of what’s wet, and tell your neighbor and the association right away.
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 Oakton 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.