The chimney is not drawing
If the burner goes out when the furnace and dryer are running, the house may be pulling air down the tank’s flue. That is a venting fix, not a new tank.
Manassas, Virginia
Water heater repair in Manassas.
For water heater repair in Manassas, the plumbing visit to find what’s wrong is $49, or $250 after hours. Call SwiftPro, rated 5.0 stars across 1,130 reviews, at (703) 997-9757, 24 hours a day, 7 days a week.
SwiftPro’s plumbers in Manassas are rated 5.0 stars across 1,130 reviews and work under Virginia Class A contractor license 2705192276. Water heater repair in Manassas, city and county side: half gas, half electric, older homes and condo buildings, so the first thing we read is the label on the tank. The repair, a thermocouple, a gas valve, an element or a thermostat, is priced in writing at the tank before we start.
- The failed part named before the price
- Our own licensed plumbers
- Fired up and tested before we leave
5.0 stars across 1,130 reviews
Two of our plumbers at a gas water heater in a Northern Virginia basement.
Get your price in writing
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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 water heater repair costs in Manassas.
The visit fee is the same one on our plumbing price list. What usually fails, and when it’s the tank itself, is in our water heater repair guide.
Plumbing diagnosis visit
$49
Plumbing diagnosis visit, after hours
$250
Water heater repair (thermocouple, gas valve, element, thermostat, burner)
Priced in writing at the tank, before we start
Prices checked .
Where the repair lands depends on the part: a thermocouple or an element is a short job, a gas control valve takes longer and costs more, and either way you see the number before we start.
Water coming out of the tank body itself can’t be repaired. That’s a replacement, and the installed prices for one are on our water heaters page.
What’s different in Manassas
Manassas splits down the middle between gas and electric, so no two streets break the same way.
Inside the City of Manassas, about half of owners heat with gas and half with electricity. You can’t guess the fuel from the neighborhood, and a repair depends on it. A gas tank in Georgetown South or off Sudley Road fails at the pilot, the thermocouple or the gas control. An electric tank two streets over fails at an element or a thermostat. We read the label before we pick up a wrench.
The median owner home in the City dates to 1985, and about one in three went up before 1980. In those older houses the gas tank often vents up a masonry chimney or a metal flue, and that draft is its own source of trouble. A flue that has loosened, rusted or been stuffed with debris can push exhaust back into the room and snuff the burner. If a tank in an older Manassas house keeps going out, look at the vent before the pilot.
Nearly one owner home in six is a condo or an apartment unit, and another three in ten are townhouses. That is a lot of tanks sharing walls, floors and sometimes shut-off valves. In a condo building, the cutoff for your unit may be inside a closet, or it may be a building valve that the association controls. Find out which before the leak, not during it, and keep the management company’s number where you can find it.
Downtown Manassas has houses that predate most of the county, and some of them still have a tank in a damp basement with a gate valve at the top that will not close all the way. That is worth knowing, because a stuck valve makes every repair messier. We replace it as part of the job if it won’t hold.
Neighborhood by neighborhood
What fails on water heaters across Manassas.
Census figures for the owner-occupied homes in each place, and what usually fails on the water heaters in houses like them.
| Place | Median home built | Most homes are | Heated with | What usually fails |
|---|---|---|---|---|
| City of Manassas | 1985 | single-family houses, about 4 in 10 | electricity, about 5 in 10 | An element or a thermostat on an electric tank. |
| Buckhall | 1995 | single-family houses, about 8 in 10 | electricity, about 5 in 10 | An element or a thermostat on an electric tank. |
| Sudley | 1977 | townhouses, about 4 in 10 | gas, about 6 in 10 | A thermocouple or a gas valve on an older gas tank. |
| Independent Hill | 2000 | single-family houses, nearly all | gas, about 6 in 10 | The pilot, the igniter or the vent fan on a gas tank. |
| Bull Run | 1995 | condo and apartment buildings, about 5 in 10 | gas, about 7 in 10 | The pilot, the igniter or the vent fan on a gas tank. |
| Yorkshire | 1984 | single-family houses, about 4 in 10 | gas, about 5 in 10 | The pilot, the igniter or the vent fan on a gas tank. |
| Loch Lomond | 1968 | single-family houses, nearly all | gas, about 7 in 10 | A thermocouple or a gas valve on an older gas tank. |
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
- Many houses here heat with electricity, and an electric water heater fails differently: an element, a thermostat or a tripped reset.
- Many homes here are townhouses or condos with the tank in a closet over finished space, so a drip gets looked at quickly, before it reaches the ceiling below.
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.
- Built before 1980about 3 in 10 Census
- Built since 2000about 3 in 10 Census
- Most homes aresingle-family houses, about 5 in 10 Census
- Heated withgas, about 5 in 10 Census
- Rentedabout 3 in 10 Census
- Most homes here are detached houses with the tank in a basement or garage, where there’s room to work and a floor drain nearby.
The signs
When a Manassas water heater needs a repair.
No hot water at all
On a gas tank that’s usually the pilot, the thermocouple that keeps it lit, or the gas valve. On an electric tank, it’s usually an element or the reset that tripped.
Hot water runs out fast
A shower that goes cold in five minutes often means a failed lower element on an electric tank, or a tank so full of sediment that it heats far less water.
Need water heater repair in Manassas?
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Choosing who does it
How to pick who repairs a water heater in Manassas.
Questions to ask anybody who looks at your tank, us included.
Did they check the flue and the draft on an older gas tank?
A tank that keeps going out can be a vent problem. A good tech holds a match or a smoke stick to the draft hood before touching the gas valve.
Did they name the part before quoting a new tank?
A plumber who goes straight to replacement without testing the thermocouple, the valve or the elements may be selling you a tank you don’t need.
Did they check the relief valve and the venting?
A repair that leaves a stuck relief valve or a bad vent connection behind isn’t finished. Ask what else they looked at while the cover was off.
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
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
- 5.0stars 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
Water heater 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
Water heater repair questions from Manassas.
I live in a Manassas condo and my water heater is leaking. Who do I call first?
Shut off the cold valve on your tank if you can reach it, then call us and your management office. We fix the tank. The association decides about the ceiling below.
How much is water heater repair in Manassas?
The visit to find what’s wrong is $49, $250 after hours. The repair is priced in writing at the tank, before we start, because a thermocouple and a gas valve are very different jobs.
Should I repair my water heater or replace it?
Repair it when the tank is sound and a part failed. When the tank itself leaks, it’s a replacement, and we’ll show you where the water is coming from before you decide.
Ready when you are
Get the hot water back on.
Call, or send the form at the top. We find what failed, show you the part, and you get the repair price in writing before we touch it.
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.