Reston's housing dates mostly from the 1970s through the 1990s, so many heaters in its townhouses and single-family homes have been replaced at least once and some are due again. When a tank leaks or can't hold heat, Fairfax County requires a permit for the replacement, which the installer normally pulls. Call the number on this page to be connected with a local plumber in Reston.
Reston at a glance
Reston is a planned community in unincorporated Fairfax County, with a median home built in 1983 and village centers such as Lake Anne, Hunters Woods and South Lakes. Homes are on Fairfax Water and Fairfax County sewer, and Washington Gas serves most of the county. Many townhouses keep the heater in a small utility closet, which matters when a tank starts to leak.
What to do now if the heater is failing
- If water is leaking, close the cold-water valve on the pipe feeding the top of the tank.
- Turn the gas control to off or pilot, or switch off the breaker for an electric unit.
- If you smell gas at any point, stop, leave the house, and call 911 and Washington Gas at 844-WASHGAS (844-927-4427), option 1, from outside.
- Move stored items away from the tank and mop up so you can see where the water is coming from.
- Find the label and note the capacity, fuel and manufacture date.
- If the tank can't be isolated, find the main shutoff. Fairfax Water notes inside meters are common in houses built from 1971 to 1980, so check the basement or utility area.
Symptoms and likely causes
| Symptom | Likely cause |
|---|---|
| Water pooling under the tank | Corroded tank, usually time to replace |
| Popping or rumbling | Sediment from moderately hard water on the tank floor |
| Short supply of hot water | Failed element, dip tube or a tank that is too small |
| Rusty hot water only | Spent anode rod or rusting tank lining |
| Relief valve dripping | High pressure or temperature, sometimes a missing expansion tank |
Fairfax Water's Corbalis plant testing shows total hardness of about 70 to 185 mg/L, averaging near 7.5 grains per gallon, so sediment is a steady background cause of noisy, slow tanks here.
What affects the cost
- Tank size, fuel and efficiency, or a switch to tankless
- Closet installs in townhouses, where space and venting are tight
- The Fairfax County permit, plus a Residential Plumbing permit if gas piping is added
- Expansion tank, drain pan and disposal of the old heater
- Whether you want a straight match or a larger unit for a growing household
When you compare quotes, check that each one names the permit, the code items and haul-away, so you are weighing the same job from each plumber rather than a bare equipment price against a full install.
Water Heater Replacement questions in Reston
Does replacing a water heater here need a permit?
Will the new heater need an expansion tank or a drain pan?
My tap water smells of chlorine in spring. Is the heater to blame?
How long will the house be without hot water?
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