Stoney’s Plumbing · Loudoun County, VA Service Area
Plumbing in Loudoun County is not one thing. A townhome in Ashburn gets water from Loudoun Water, a house in Purcellville may be on Town water or a private well, a farm in the west has a pump, a pressure tank, and a septic field, and a house in Leesburg is on the Town’s utilities. Permits, utilities, and common problems shift with each, and so does the right kind of plumber. This page is the county hub for homeowners looking for a plumber in Loudoun County. It explains who serves water, sewer, and gas in each part of the county, how permits work, what typical jobs cost, and where to find our detailed pages for Ashburn, Sterling, and Purcellville. Stoney’s Plumbing is a veteran-owned residential plumber at 574 Rockbridge Dr SE, Leesburg, VA 20175, in the county seat. We serve the county from Leesburg and do not have offices elsewhere.
Know your setup first: public water from Loudoun Water or a town, or a private well; public sewer or septic. Then hire a Virginia-licensed plumber who pulls the Loudoun County permit, handles any town requirements, and gives you the scope and price in writing before work starts. Stoney’s Plumbing is a veteran-owned residential plumber based in Leesburg that serves homes across Loudoun County.
Cost figures on this page are educational ranges based on typical residential work, not quotes and not a price list from Stoney’s Plumbing. Facts about utilities and permits come from Loudoun County, Loudoun Water, and the U.S. Census Bureau, and rules change, so confirm details with those offices.
Local context: Loudoun County Building and Development issues building permits for the whole county, and each town or utility handles its own service questions. For the foundation, see our complete 2026 plumbing guide for homeowners. Call (703) 794-5592 or view Stoney’s Plumbing on Google Maps.
Quick answer: Loudoun County has about 450,000 residents and roughly 154,000 housing units across more than 500 square miles. Eastern Loudoun is suburban and growing, the towns are older and independent, and western Loudoun is rural. The plumbing setup in each area is different.
The U.S. Census Bureau’s QuickFacts for Loudoun County estimates a July 2025 population of 449,749, up from 420,959 in the 2020 census, with about 153,900 housing units and an owner-occupied rate near 78 percent for 2020 to 2024. The county covers about 516 square miles. That is a wide range of settings, and the plumbing questions change as you move across it.
In the east, suburban communities such as Ashburn and Sterling make up most of the population, and nearly all homes are on public water and sewer. In the middle sits Leesburg, the county seat, and in the west and north are small incorporated towns and a great deal of farmland and rural housing. The county’s utilities page notes that most of rural Loudoun is not connected to public sewer, which means private wells and septic systems are a regular part of plumbing there.
Stoney’s Plumbing is a veteran-owned residential plumber based in Leesburg, which makes us a local plumber for the middle of the county and a neighbor to both ends of it. We do not have offices elsewhere in the county, and we say so plainly. This page is a hub: it explains how plumbing, utilities, and permits work across Loudoun County, and it points you to a detailed page for each area we serve. For the general homeowner foundation, start with our Leesburg and Loudoun plumbing guide for homeowners.
Quick answer: The incorporated towns provide water and sewer to their residents and some outlying areas, and Loudoun Water serves designated areas outside the towns, mainly in the east. Most rural properties use private wells and septic. Natural gas comes from Columbia Gas and Washington Gas in portions of the county, and propane fills the gaps.
Loudoun County’s utilities page explains the structure. The incorporated towns provide water and sewer to town residents and some outlying areas, and rates vary between towns and between in-town and out-of-town service areas. Loudoun Water provides public water and sewer to residents outside incorporated towns within designated service areas. The page adds that most of rural Loudoun is not connected to public sewer and relies on private wells and onsite wastewater systems.
Loudoun Water’s own description says its Central System draws from the Potomac River and Goose Creek, with water treated by Loudoun Water and by its wholesaler, Fairfax Water, and that other customers are served by small community systems with shared wells. Details are on Loudoun Water’s drinking water quality page.
| Area | Typical water and sewer | Where to go for service questions |
|---|---|---|
| Ashburn and Sterling (unincorporated) | Loudoun Water Central System | Loudoun Water for the public side; a plumber for the house |
| Leesburg and other incorporated towns | Town-operated water and sewer | The town government |
| Purcellville | Town of Purcellville system (reservoir and wells) | The Town of Purcellville |
| Rural western Loudoun | Private wells and septic, some community systems | Loudoun County Health Department for permits; a licensed contractor for the work |
Gas follows a similar patchwork. The county says Columbia Gas and Washington Gas serve portions of Loudoun, and that propane suppliers cover properties without natural gas service. If you smell gas, leave the house, do not use switches, phones, or flames inside, and call 911 and your gas utility from outside. Washington Gas explains natural gas safety steps for its customers. Gas appliance work needs a licensed professional and a county gas permit.
Quick answer: Loudoun County Building and Development issues building permits for the whole county, including inside towns. Plumbing and gas are separate trade permits. In some towns, such as Purcellville, a town zoning permit must come first. A licensed plumber usually pulls the plumbing and gas permits.
The county’s Building and Development permitting page says the department issues building and grading permits for the entire county and zoning permits for properties outside the incorporated towns. Applicants must still obtain approvals from other agencies, such as an incorporated town, and are responsible for checking their homeowner or property owner association rules. The county’s residential permit page lists plumbing and gas permits as separate applications filed online through LandMARC or in person at the Government Center in Leesburg.
| Location | First stop | Then |
|---|---|---|
| Ashburn, Sterling, other unincorporated areas | Loudoun County Building and Development | Trade permits for plumbing and gas |
| Inside an incorporated town | The town, if a zoning permit is required for the project | County building and trade permits |
| Properties on a well or septic | Loudoun County Health Department for well and septic permits | County building permit and trade permits |
Jobs that generally need a plumbing permit include water heater replacement, new or relocated water and sewer lines, new fixtures, backflow preventers, and sump or sewer pumps, according to the county’s permit form. A simple faucet washer swap does not. Rules and fees change, so confirm current requirements with the county before scheduling work. Our guide comparing DIY, handyman, and licensed plumber options explains who can pull permits, and the Virginia DPOR license lookup lets you check a contractor.
Quick answer: We have a dedicated page for each major area we serve: Ashburn, Sterling, and Purcellville, along with Leesburg and several neighboring communities. Each page covers the local utility, housing, permits, and typical problems for that area.
The differences between areas are large enough that each deserves its own page.
Ashburn
Newer suburban homes, Loudoun Water, many homeowner associations, water heaters and pressure valves aging together. See our Ashburn plumber page.
Sterling
Some of the county’s oldest suburban housing, Loudoun Water, sewer laterals and original valves. See our Sterling plumber page.
Purcellville
The Town’s own water system, PFAS reporting, private wells and septic nearby. See our Purcellville plumber page.
Other communities we serve have their own pages, including Lansdowne and River Creek, Aldie and South Riding, and Hamilton and Round Hill. Our service area overview lists everything in one place. For the town where we are based, see our Leesburg plumbing guide.
Quick answer: Water heaters follow the same basic rules everywhere in the county: expect 8 to 12 years from a tank, pull a permit, and plan the replacement before it leaks. What changes is fuel, venting, and water quality, which differ between public water, town water, and wells.
A tank water heater lasts roughly 8 to 12 years, and the replacement is the largest routine plumbing job most Loudoun homeowners face. The choices are the same across the county: electric or gas, tank or tankless, standard or heat pump. The differences are practical. Homes without natural gas use electric or propane. Well water homes may need a sediment filter or softener to protect the heater. Older homes may have constrained closets and altered venting.
| Job | Educational cost range | What moves the price |
|---|---|---|
| Electric tank, 40 to 50 gallons, like-for-like | About $1,000 to $2,200 | Model, access, valves, haul-away |
| Gas atmospheric tank, 40 to 50 gallons | About $1,200 to $2,600 | Vent condition, gas connector, sediment trap |
| Power-vent gas tank | About $2,000 to $3,800 | Vent run, outlet, wall penetration |
| Heat pump (hybrid) electric tank | About $2,500 to $5,000+ | Tank size, condensate drain, electrical |
| Tankless to tankless swap | About $2,500 to $4,500 | Capacity, vent compatibility, isolation valves |
| Tank to gas tankless conversion | About $3,500 to $7,000+ | Gas line upsizing, venting, condensate |
Read our complete water heater replacement guide for the process, the Northern Virginia cost guide for pricing factors, the tank, tankless, and hybrid comparison for choosing a type, and the repair versus replacement guide if your heater is old but still works.
Call Stoney’s Plumbing at (703) 794-5592 and tell us your address area, whether you are on public water or a well, and what you are seeing. We will explain what is likely going on, what you can check yourself, and what needs a licensed plumber, and we will give you the scope and price before any work begins. If water is spilling right now, close the fixture shutoff or the main shutoff first.
Quick answer: Where there is no public water, Loudoun County requires an approved private well, and where there is no public sewer, an approved septic system. The county Health Department issues those permits. Plumbers work on the house side: pumps, tanks, piping, and treatment equipment.
The county’s wells and septic guidance says a property without public water must have an approved private well, built and tested to county and state rules, and that a property without public sewer must have an approved onsite system. A permit is needed before you build, change, repair, or replace a septic system, and approval generally comes before a building permit. Applications are filed through LandMARC and rely on licensed private-sector professionals.
That division of labor matters when you hire. Well drillers and septic installers hold their own state licenses. A plumber handles the pump connection, pressure tank, piping into the house, water heater, treatment equipment, and fixtures. If you are not sure which one you need, a short phone call usually sorts it out. Our Purcellville page has more detail on pumps, pressure tanks, and PFAS questions for the western part of the county, and our drain cleaning guide and sewer line guide cover the drain side.
Quick answer: Aging water heaters, mineral scale, high pressure, running toilets, slow drains, sump and ejector pump failures, and sewer lateral clogs are the problems we see described most often. Rural homes add well pump, pressure tank, and septic questions.
The county is large, but the failures are familiar. Rubber and plastic parts wear out. Water heaters age out. Minerals build up. Roots and grease block drains. Pumps stop. Each failure has early signs, and a homeowner who recognizes them can often avoid water damage.
Signs. Rust at the base, rumbling, leaks, or inconsistent hot water.
What to do. Shut off the water supply to the heater and plan a replacement and permit.
Signs. Running toilets, dripping faucets, banging pipes.
What to do. Test pressure and check the pressure reducing valve and expansion tank.
Signs. Several fixtures slowing together, gurgling, or floor drain backups.
What to do. Camera inspection of the main line before repeated clearing.
Signs. Sump pump not starting, ejector alarm sounding, or a well pump cycling often.
What to do. Test the pump and replace it before the next heavy rain or cold snap.
Our guides to common plumbing problems in Loudoun homes and small plumbing repairs explain each in more detail, and how the main plumbing services compare helps you describe what you need.
Quick answer: Typical jobs run from a few hundred dollars for a fixture repair to several thousand for a water heater, sewer, or well pump job. These are educational planning ranges, not quotes. Access, materials, permits, and existing conditions drive the price.
| Job | Educational range | Notes |
|---|---|---|
| Faucet, toilet, or valve repair | About $150 to $450 | Parts, shutoff valve condition |
| Pressure reducing valve replacement | About $400 to $1,200 | Valve type, access |
| Single fixture drain clearing | About $150 to $400 | Access, clog distance |
| Main line cable clearing | About $250 to $700 | Cleanout access, roots |
| Camera inspection of the sewer line | About $200 to $550 | Access, whether combined with clearing |
| Sewer lateral spot repair to replacement | Low thousands to well above $10,000 | Length, depth, lining or open trench |
| Submersible well pump replacement | About $1,500 to $4,500 | Well depth, pipe condition, wiring |
Honesty rule for this section: These ranges are not a price list from Stoney’s Plumbing. For a fuller breakdown, read how much plumbing repair costs in Leesburg and Loudoun County in 2026. For timing, see the best time to schedule plumbing repairs, how long repairs take, and how repairs affect home value.
Quick answer: Many Loudoun communities have homeowner or property owner associations. Interior plumbing rarely needs approval, but exterior changes and shared-wall situations may. The county tells applicants to check with their association before work.
The county’s permitting page says applicants are responsible for contacting their homeowner or property owner association for additional requirements or approval. For plumbing, that usually affects exterior work, such as vent terminations, hose bibs, yard drains, and equipment placement, as well as contractor requirements like proof of insurance. In townhomes and condominiums, shared walls and risers mean a leak can affect neighbors, so knowing your unit’s shutoff and your association’s rules is practical.
Quick answer: Check the Virginia license, ask who pulls the permit, ask whether your town requires a business license, and get the scope and price in writing before work begins. Ask whether the plumber works on your type of system, especially wells.
The same short checklist works anywhere in the county.
Stoney’s Plumbing is a veteran-owned, Leesburg-based plumber serving homes across Loudoun County. We explain the likely cause, the work involved, and the price before we start.
No. Stoney’s Plumbing is based at 574 Rockbridge Dr SE in Leesburg, VA 20175, which is the county seat, and serves homes across Loudoun County from there. We do not have offices or storefronts in Ashburn, Sterling, Purcellville, or any other town.
It depends on where you live. According to Loudoun County, the incorporated towns provide water and sewer to town residents and some outlying areas, and Loudoun Water serves residents outside the towns within designated service areas. Most of rural Loudoun is not on public sewer and uses private wells and septic systems.
Loudoun County Building and Development issues building permits for the entire county, including inside the incorporated towns, and zoning permits for properties outside the towns. Plumbing and gas are separate residential trade permits. Some towns require their own zoning approval first, so check both before work starts.
Generally yes. The county’s plumbing permit application lists water heaters, and gas-fired units also need a gas permit. The permit is applied for before work starts and an inspection follows. Confirm the current requirements with Loudoun County Building and Development and, inside a town, with the town.
No. Loudoun County says Columbia Gas and Washington Gas serve portions of the county, and that properties without natural gas can get propane from local suppliers. If you smell gas, leave the house, avoid switches and flames, and call 911 and your gas utility from outside.
Check your water bill, the deed or closing documents, or ask the county. If you receive a bill from a town or Loudoun Water, you are on public water. If you have a pressure tank, a well cap in the yard, and no water bill, you are likely on a private well. Properties outside designated service areas usually use wells.
Aging water heaters, mineral scale, pressure problems, running toilets, slow drains, sump and ejector pump failures, sewer lateral clogs, and, in rural areas, well pump and pressure tank trouble. The mix depends on the age of the home and whether it is on public utilities.
Costs track the job more than the town: access, materials, permits, and the condition of existing piping drive the price. Rural jobs can add well depth, septic, and travel factors. The ranges on this page are educational, not quotes, and a written scope and price before work begins is the best way to compare.
Confirm the Virginia license on the DPOR license lookup, ask who pulls the permit, ask about town business license requirements if you live in a town, and get the scope and price in writing before work starts. Be cautious with anyone who asks you to pull the permit for work they are doing.
Stoney’s Plumbing is a veteran-owned residential plumber at 574 Rockbridge Dr SE, Leesburg, VA 20175. Call (703) 794-5592. We serve Leesburg, Ashburn, Sterling, Purcellville, the rest of Loudoun County, and Northern Virginia.
Whether your home is in Ashburn, Sterling, Purcellville, Leesburg, or somewhere in between, call Stoney’s Plumbing at (703) 794-5592. We are based in Leesburg and serve Loudoun County. We will explain what we find, what it means, and what it will cost before any work begins.
574 Rockbridge Dr SE, Leesburg, VA 20175 · Serving Leesburg, Loudoun County & Northern Virginia