A plumber in Leesburg.
A plumber for Leesburg and Lansdowne homes on Town or Loudoun Water service: drains, leaks, water heaters and sewer laterals, priced before work starts.
Drain cleaning for one fixture is $200 to $800 and toilet repair is $250 to $900, from our published price list.
- Prices in writing, first
- Camera before any dig
- Dedicated plumbing team
Get your plumbing job priced
Town of Leesburg water in town, Loudoun Water in Lansdowne: two sets of rules.
Inside the town limits, the Town of Leesburg is your water and sewer utility. Its water comes from the Potomac and one groundwater well, and the Town rates it moderately hard, roughly 5.8 to 8.8 grains per gallon. Lansdowne, outside the limits with the same 20176 mail, gets its water from Loudoun Water, and so do most homes on the county side. The bill tells you which rules below are yours.
On Town water, your part usually starts at the sidewalk. The Town keeps up its pipes through the meter, and the meter box and the sewer cleanout usually sit near the sidewalk at the property line; the supply pipe from that box into the house is the owner’s to repair. Planning a fence or a garden bed? When Miss Utility is called, the Town paints its own lines and leaves private pipe across your yard unmarked.
The Town’s own utility FAQ answers a couple of calls a plumber gets here. Black specks at the kitchen sink usually come from rubber breaking down inside a fixture, so start with the faucet’s supply hoses and washers. A rotten-egg smell from a basement shower or guest bath nobody uses usually means its trap has dried out and is letting sewer gas through; running the tap refills it.
Water heaters are a bigger part of our Leesburg work than anywhere else we work regularly. About four in ten homes in town went up in the 1980s and 90s and more than a third since 2000, so a lot of tanks here are the second or third the house has had. The date is on the label. A tank replacement runs $2,757 to $7,494 installed, and the water heater estimator gives your number.
What’s in the walls across Leesburg.
Census figures for each place, and the 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 pipe you usually find |
|---|---|---|---|---|
| Leesburg | 1996 | single-family houses, about 4 in 10 | gas, about 7 in 10 | Copper or PEX supply, PVC drains, original water heaters aging out. |
| Lansdowne | 2005 | condo and apartment buildings, about 4 in 10 | gas, about 8 in 10 | Copper or PEX supply, PVC drains, original water heaters aging out. |
Leesburg houses, by the numbers
From the Census Bureau’s 2020 to 2024 survey. Median year built and heat count owner-occupied homes only.
The Town of Leesburg
Inside the town limits: the Old and Historic District downtown, Exeter and Carrvale inside the bypass, Potomac Station and Edwards Landing outside it.
- Median home built1996 Census
- Built before 1980about 2 in 10 Census
- Built since 2000about 4 in 10 Census
- Most homes aresingle-family houses, about 4 in 10 Census
- Heated withgas, about 7 in 10 Census
- Rentedabout 3 in 10 Census
- A lot of houses here went up while polybutylene supply pipe was in use, about 1978 to 1995, and it fails at the fittings.
The Loudoun County side
Lansdowne only. It’s the one Census place outside the town limits, so the farms and lots beyond it aren’t in these figures.
- Median home built2005 Census
- Built before 1980hardly any Census
- Built since 2000about 9 in 10 Census
- Most homes arecondo and apartment buildings, about 4 in 10 Census
- Heated withgas, about 8 in 10 Census
- Rentedabout 3 in 10 Census
- Newer houses run copper or PEX with PVC drains, and their original water heaters are reaching the age tanks give out.
What a plumber costs in Leesburg.
The same list as our plumbing page, every line a range because the house decides where it lands. You get the number before the work starts.
- Drain cleaning, one fixture$200 to $800
- Main sewer line cleaning$550 to $1,650
- Sewer camera inspection, added to a visit$89
- Leak detection$200 to $500
- Toilet repair$250 to $900
- Pressure reducing valve replacement$500 to $1,000
- Water heater replacement$2,757 to $10,486or $30 to $113 a month
A sewer camera inspection is $89 added to a visit we’re already making. It’s the cheapest way to know what a drain is doing before anybody talks about digging.
With Comfort+ membership, any service is 15% off, and a water heater flush with a sewer camera inspection and a plumbing safety inspection comes every year.
Monthly figures: the whole price financed over 15 years at 9.99% APR, on approved credit. The lender sets the final terms. How financing works
What a plumbing problem in Leesburg usually looks like.
Weak flow at one or two faucets
On Town water it’s frequently calcium, small white to bluish green bits that settle out in the water heater and catch in the aerator screen. Unscrew the aerator and rinse it; if the bits keep coming, the tank is shedding them.
Grey plastic pipe near the water heater
Polybutylene, often stamped PB, went into houses from about 1978 to 1995. It tends to let go at the fittings with no warning, so it’s worth knowing whether you have it.
Water where it shouldn’t be
A damp patch on a ceiling, a warm spot on the floor, a meter that keeps ticking with every tap off. A slow leak inside a wall does most of its damage before it ever shows itself.
A drain that keeps coming back
One slow sink is a sink. Two slow drains on different floors are sharing the pipe out to the street, and a basement drain that gurgles while you run water upstairs is the main line talking.
After a storm in Leesburg, check the basement drains.
Heavy rain finds the weak spots in a house’s plumbing. Four checks you can make yourself, then call us and we’ll look at the rest.
Water coming up a floor drain?
Clear water with no smell is usually groundwater. Gray water, or a sewer smell, means the main line is backing up: stop running water in the house and call us.
Drains slow or gurgling since the rain?
A main line with a cracked joint or roots in it can take in groundwater during a storm and slow down. A sewer camera inspection, $89 added to a visit, shows where.
Is the sump pump running?
If the house has one, watch it once: it should start as the pit fills, empty it and shut off. Our sump pump replacement page has the rest of the checks.
Did water reach the water heater?
If floodwater got to a gas water heater’s burner or controls, leave it off. Don’t relight it until a plumber has checked it.
Call us after a storm and we’ll check it all: the floor drains, the main line, the sump pump and the water heater. Any repair gets its price in writing before the work starts.
Who owns what under the street in Leesburg.
Town of Leesburg
On Town sewer, the Town keeps up the main in the street out to the lateral cleanout, which usually sits near the sidewalk at the property line, and its utilities FAQ puts repairs from that cleanout to the house on the owner. A second answer on the same page has residents maintaining the lateral from the house all the way to the main, even where part of it is on public property, so call the Utilities Department before a dig goes beyond the cleanout. Source.
If the water pressure through the house seems too high or too low, the Town’s Utilities Department sends staff during business hours to check it at the nearest fire hydrant and at your outside hose bib. Source.
An irrigation system on Town water needs a Loudoun County plumbing permit and a backflow preventer, tested by a certified backflow tester when it goes in and every year after, even in a year the sprinklers sit idle, with the report sent to the Town’s Utilities Department. Source.
How to pick the best plumber in Leesburg.
Questions worth asking anybody who comes out, us included.
When sewage backs up, do they tell you to call the Town first?
On Town sewer, the Utilities Department wants that call before any plumber’s, and on-call staff check its main. A plumber who works in Leesburg says so up front, because if the main is blocked, the fix belongs to the Town.
Is the plumber licensed in Virginia?
Anyone can check on the state’s license lookup in about a minute. It’s the one question that takes the guesswork out of the rest.
Will they put a camera in before they talk about digging?
A sewer camera inspection is cheap next to any dig, and it shows whether the problem is a root, a sag or a break. A quote to dig without one is a guess.
Do you get the price before the work?
Every plumbing job on our list has a range. A plumber who won’t say where yours lands until the wall’s open is asking for a blank check.
What our customers say.
Plumber showed up on time and fixed my drain clog without issue. Very reasonably priced as well. Highly recommended.
4.9 stars across 889 Google reviews. Read them on our reviews page.
Plumbing questions from Leesburg.
We stopped using our irrigation system. Does the Town still want the backflow test?
Yes, every year it stays connected, even a summer the sprinklers never run. To be done with it, the Town wants the system cut and capped, checked by its Environmental Compliance Inspector, and a signed memorandum saying it’s permanently disabled. Cutting and capping the supply to it is plumbing work.
Who do I call when a water line breaks in Leesburg?
If it’s the Town’s pipe, the Town: its Utilities Department at 703-771-2750 on weekdays from 8:30 to 5, and the Leesburg Police non-emergency line, 703-771-4500, after hours and on weekends. A break between the meter box and the house is on your side, and that one’s a plumber’s job.
Why do drains act up after a big storm in Leesburg?
Rain and groundwater seep into old sewer pipe through cracks and joints, and the Town runs a standing program to repair its old sanitary sewers and cut that leakage. A storm like August 6, 2020, when NOAA’s storm records show flooding across the town, is when it matters most. If a floor drain gurgles or seeps after a downpour, your own lateral may be letting water in too, and a camera look shows it.
How much does a plumber cost in Leesburg?
It depends on the job, and every one has a published range: drain cleaning for one fixture $200 to $800, main sewer line cleaning $550 to $1,650, leak detection $200 to $500, a pressure reducing valve replacement $500 to $1,000, toilet repair $250 to $900. A sewer camera inspection added to a visit is $89.
Plumbers in the towns next door.
- Plumbing in Paeonian Springs
- Plumbing in Hamilton
- Plumbing in Waterford
- Plumbing in Ashburn
- Plumbing in Middleburg
More from SwiftPro in Leesburg
- AC repair in Leesburg
- AC tune-up in Leesburg
- Air duct cleaning in Leesburg
- Dryer vent cleaning in Leesburg
- Ductless mini splits in Leesburg
- Furnace and AC replacement in Leesburg
- Furnace repair in Leesburg
- Furnace replacement in Leesburg
- Furnace tune-up in Leesburg
- Heat pump replacement in Leesburg
- Sewer camera inspection in Leesburg
- Sump pump replacement in Leesburg
- Water heater flush in Leesburg
- Water heaters in Leesburg
Tell us what the water is doing.
Call, or book online and pick a window. You get the price before the work, and if it can wait, we’ll tell you that too.
SwiftPro Heating, Cooling & Plumbing is a licensed, BBB Accredited (A rating), independently owned heating, cooling and plumbing company in Chantilly, serving Leesburg and the rest of Northern Virginia. Virginia contractor license #2705192276. 4.9 stars across 889 Google reviews. 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.