City water, city meter
Inside the City of Manassas, water, sewer and electric all come from the same utility, so one call to the City tells you whether the problem is the street or the house. Most often it’s the house.
Manassas, Virginia
Leaking or burst pipe repair in Manassas.
For pipe repair, a plumbing diagnosis visit in Manassas is $49, or $250 after hours, and a person answers (703) 997-9757 day or night.
SwiftPro’s plumbers in Manassas are rated 5.0 stars across 1,130 reviews and work under Virginia Class A contractor license 2705192276. Leaking or burst pipe in Manassas or Manassas Park? We find the leak, repair the pipe and quote the price before we cut anything. Finding a hidden leak is $200 to $500, and most water pipe repairs run $450 to $650, from our published price list.
- Shut off, found, then fixed
- The price before we cut
- Dedicated plumbing team
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
What fixing a leaking pipe costs in Manassas.
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 Manassas
Manassas is a city, a second city and a county fringe, each with its own pipe and its own landlord question.
The City of Manassas is mostly a 1980s and 90s town. Almost half its homes date from those years, with a small old core before 1960, about one in fourteen. Old Town has galvanized steel in some walls, and those lines can choke from rust long before they leak. Most of the rest was built in the years when polybutylene went in, so grey plastic is something we look for in any house from that stretch.
A lot of Manassas people rent. About 28 in every hundred households here do, and 17 in every hundred homes are condos. If a pipe leaks in a rental, Virginia law puts upkeep of the plumbing on the landlord. Tell the landlord in writing, keep the date, and shut the nearest valve so the damage doesn’t grow while you wait. If it’s a condo, the association owns the risers in the wall and you own what runs past your unit’s shutoff.
Manassas Park is the other city, and it is a little different. About one home in seven there predates 1960, and nearly half the housing went up in 2000 or later. So older steel and copper sit a few blocks from newer PEX under the same ZIP code. Manassas Park also issues its own building permits, so a larger repair may go through them and not the County.
Out toward Loch Lomond the county side is older still, a neighborhood from the late 1960s. Copper from then has had more than fifty years of water and can pinhole at a bend. A rust-colored spot on the underside of a pipe, or a faint hiss behind a wall at night, tells you to call.
Neighborhood by neighborhood
Which pipe is likely leaking across Manassas.
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 |
|---|---|---|---|---|
| City of Manassas | 1985 | single-family houses, about 4 in 10 | electricity, about 5 in 10 | The polybutylene years: check the supply pipe at the fittings. |
| Buckhall | 1995 | single-family houses, about 8 in 10 | electricity, about 5 in 10 | The polybutylene years: check the supply pipe at the fittings. |
| Sudley | 1977 | townhouses, about 4 in 10 | gas, about 6 in 10 | Copper supply, old enough for pinholes. |
| Independent Hill | 2000 | single-family houses, nearly all | gas, about 6 in 10 | Copper or PEX supply; fittings and hose bibs go first. |
| Bull Run | 1995 | condo and apartment buildings, about 5 in 10 | gas, about 7 in 10 | Condo buildings: association risers, your own lines inside the unit. |
| Yorkshire | 1984 | single-family houses, about 4 in 10 | gas, about 5 in 10 | The polybutylene years: check the supply pipe at the fittings. |
| Loch Lomond | 1968 | single-family houses, nearly all | gas, about 7 in 10 | Copper supply, old enough for pinholes. |
By the numbers
Manassas houses, by the numbers
From the Census Bureau’s 2020 to 2024 survey. Median year built and heat count owner-occupied homes only.
The City of Manassas
The whole City sits in ZIP 20110. It runs its own water, sewer and electric service.
- Median home built1985 Census
- Built before 1980about 4 in 10 Census
- Built since 2000about 2 in 10 Census
- Most homes aresingle-family houses, about 4 in 10 Census
- Heated withelectricity, about 5 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. It fails at the fittings, so one leak is a reason to check the rest.
The Prince William County side
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
How a pipe leak in Manassas usually shows up.
Grey plastic pipe at the water heater
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 stain spreading on the ceiling
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.
The meter moves with every tap off
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 Manassas?
A person answers day and night. See this month’s deals before you call.
Before the first hard freeze
Keep pipes in Manassas from freezing this winter.
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.
- 1
Hose off, outside spigot shut inside
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.
- 2
Cabinet doors open on outside walls
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.
- 3
Crawl space and garage closed up
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.
- 4
Know where the main shutoff is
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.
- 5
Going away? Leave the heat on
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
Whose pipe is leaking in Manassas.
City of Manassas
In the City of Manassas the homeowner keeps up the private sewer lateral and clears any blockage all the way to the City’s main in the street, including any stretch that runs through an easement. Source.
Prince William County
Prince William Water requires its own Lateral Repair or Replacement Permit, and its inspection, before anyone repairs or replaces a sewer lateral outside the house. 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 fixes it
How to pick a plumber for a leak in Manassas.
Questions worth asking anybody who comes out, us included.
Do I call the City first?
If water is bubbling up between the street and your meter, yes. For everything past the meter, call us. We can read the meter with you on the phone and tell you which side the leak is on.
Is the plumber licensed in Virginia?
Anyone can check on the state’s license lookup. Ours is Virginia Class A contractor license, on every van.
Will they find the leak before they open a wall?
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.
Do you get the price before the work?
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
What our customers say.
5.0 stars across 1,130 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
Tyson was super friendly, and extremely knowledgeable! He fixed my burst pipe faster than I ever could have on my own. I highly recommend SwiftPro services, and will absolutely call them when something inevitably needs repair in the future!
- 5.0stars across 1,130 reviewsHow we count them
- ABBB Accredited, A ratingCheck it on bbb.org
- 2026Voted a Nextdoor Neighborhood Faves winner two years running: 2026 in 30 Northern Virginia neighborhoods, 2025 in Emerald Chase (Herndon) and Hunters Run (Chantilly)See it on Nextdoor
- #1BusinessRate Best of 2026: the top-ranked heating contractor in Fairfax, VirginiaSee our BusinessRate score
- Class AVirginia contractor, license #2705192276Look it up with DPOR
Where we work
Pipe leak repair in every Northern Virginia town we serve
Next door to Manassas: Bristow, Nokesville, Clifton, Centreville and Catharpin.
Fairfax County
Arlington County
Loudoun County
Prince William County
Fauquier County
Stafford County
Every town on one page
Questions
Leak and burst pipe questions from Manassas.
I rent. Do I pay for a pipe repair?
Generally no. Virginia’s landlord and tenant act makes the landlord responsible for keeping plumbing in good and safe working order, unless you caused the damage. Put the problem in writing and tell them. If you can’t reach them and water is spreading, shut the nearest valve and call (703) 997-9757.
How can I tell which of my pipes are old?
By color and age. Orange-brown copper is common from the 1960s on. Dull grey steel that a magnet sticks to is galvanized, and it turns up in Old Town. A flexible grey pipe with metal bands is polybutylene, from the late 1970s into the mid 1990s. A photo helps.
What do I do first when a pipe bursts in Manassas?
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.
How much does it cost to fix a leaking pipe in Manassas?
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
Water where it shouldn’t be?
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 Manassas 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.