Plumber in Richmond, VA

The Salary Picture: Where Richmond Stands

Richmond’s plumbing market offers a solid middle-ground between coastal metros and smaller Appalachian cities. As a local, I’ve seen the demand shift from purely residential to a mix of commercial and industrial work, especially with all the hospital expansions and tech corridors. The median salary of $62,969/year is a realistic baseline for a mid-career plumber with a journeyman license. At an hourly rate of $30.27/hour, you’re looking at a wage that, while not at the level of Washington D.C. or New York, goes significantly further here due to the lower cost of living.

For context, this is slightly below the national average of $63,350/year. However, with a cost of living index of 98.0 (where the U.S. average is 100), your purchasing power in Richmond is marginally better than the national norm. The job market is robust, with 458 active plumbing jobs in the metro area at any given time, according to recent data. The 10-year job growth projection of 6% is steady, not explosive, but it’s stable—driven by ongoing maintenance needs in older housing stock, new construction in the suburbs, and the constant demand from large institutional employers like hospitals and universities.

Here’s a breakdown of what you can expect to earn as you gain experience in the Richmond area:

Experience Level	Typical Years	Estimated Annual Salary (Richmond)	Key Responsibilities
Entry-Level Apprentice	0-2	$38,000 - $48,000	Assisting journeymen, basic trenching, pipe cutting, tool handling.
Journeyman	2-5	$55,000 - $70,000	Diagnosing and repairing systems, installing fixtures, local code compliance.
Senior/Lead Technician	5-10	$70,000 - $85,000+	Project supervision, complex system design (HVAC/plumbing hybrid), client relations.
Expert/Master Plumber	10+	$85,000 - $100,000+	Running a business, municipal inspections, specialized systems (medical gas, industrial).

Note: These ranges are estimates based on local job postings and industry conversations. Union shops (Local 10) may offer higher wages and better benefits, while non-union residential contractors often have more variable pay based on commission or flat-rate pricing.

Comparing to Other VA Cities:
Richmond sits in a comfortable middle.

• Northern Virginia (NoVA): Plumbers in the Washington D.C. suburbs can earn 15-25% more (often $75,000+ for journeymen), but the cost of living—especially housing—is drastically higher, erasing the wage advantage for most.
• Virginia Beach/Norfolk: Salaries are comparable to Richmond ($60,000 - $65,000 median), but the job market is heavily influenced by military and shipyard work, which can have different cyclical demands.
• Roanoke or Lynchburg: Salaries are typically 10-15% lower, and the job market is smaller, with less commercial and industrial opportunity.

Insider Tip: Richmond’s value is its balance. You can live comfortably on a journeyman’s wage without the intense financial pressure of NoVA, while still having access to a diverse range of plumbing work beyond just residential service calls.

The Real Take-Home: After Taxes and Rent

Let’s get real about the numbers. A median salary of $62,969/year translates to a gross monthly income of about $5,247. After federal, state (Virginia has a progressive income tax), and FICA taxes, a single filer can expect a take-home pay of approximately $4,200 - $4,400 per month, depending on deductions.

The average one-bedroom rent in Richmond is $1,365/month. This is a critical figure. A plumber earning the median salary should spend no more than 30% of their pre-tax income on housing. At $1,365/month, rent is 26% of your gross income, which is at the upper limit but still manageable. However, this average masks neighborhood variability.

Monthly Budget Breakdown (Journeyman Plumber, $62,969/year):

• Gross Monthly Income: $5,247
• Estimated Taxes & Deductions: ~$900
• Net Monthly Take-Home: $4,347
• Rent (1BR Average): -$1,365
• Utilities (Electric, Water, Gas): -$180
• Car Payment/Insurance: -$400 (Richmond is a car-centric city)
• Groceries & Food: -$350
• Health Insurance (if not fully employer-paid): -$150
• Retirement Savings (5%) & Emergency Fund: -$300
• Remaining Discretionary Income: ~$1,602

This budget is tight but workable, especially if you share a 2-bedroom apartment or live in a less expensive neighborhood. The key is avoiding excessive car debt and high-interest credit cards.

Can they afford to buy a home?
Yes, but with caveats. The median home price in the Richmond metro area is around $375,000. With a $62,969 income, you’d be at the upper end of affordability for a conventional mortgage. A 20% down payment ($75,000) is a significant hurdle. However, many Richmond-based lenders offer FHA loans (3.5% down) or portfolio loans specifically for tradespeople. With a $30.27/hour wage and steady employment history, you’re a strong candidate. Many plumbers I know bought homes in their late 20s or early 30s in areas like Southside or the Near East End, often starting with a duplex to house-hack and offset the mortgage.

Insider Tip: Don’t overlook the Virginia Housing Development Authority (VHDA) programs. They offer down payment assistance and favorable rates for first-time homebuyers, particularly for essential workers. It’s a lifeline for plumbers and other trades looking to establish roots.

Where the Jobs Are: Richmond's Major Employers

The Richmond job market for plumbers isn’t dominated by one industry. It’s a diversified ecosystem. Here are the key players where you’ll find the most consistent work:

1. Property Management Companies (Greystar, Howard Shockey & Sons): These massive firms manage thousands of units across Richmond, from Scott’s Addition apartments to suburban complexes. They have in-house maintenance teams and preferred vendor contracts for larger projects. Hiring is steady, and they value reliability over everything. This is often the best route for a steady 9-to-5 with benefits.

2. Hospitals & Healthcare Networks: VCU Health and HCA Virginia are two of the largest employers in the state. Their facilities require specialized plumbing for medical gas lines, high-purity water systems, and massive HVAC/plumbing infrastructure. These jobs pay a premium (10-15% above residential) due to the complexity and 24/7 nature of the work.

3. Industrial & Manufacturing Plants: The Richmond region has a strong industrial base. Companies like Altria (tobacco processing) and WestRock (packaging) have large facilities that require industrial plumbers and pipefitters for steam, condensate, and process lines. This work is less common but highly lucrative.

4. Municipal & Public Works: The City of Richmond Public Works and Henrico County Utilities hire plumbers for water/sewer main maintenance and repair. These are government jobs with excellent benefits and pensions. They are competitive but offer incredible job security.

5. Large Independent Contractors: Companies like James River Air Conditioning Co. (which also does extensive plumbing) and Burkholder’s Heating & Air Conditioning are local giants. They dominate the residential and light commercial service market. Hiring trends here are cyclical—busy in summer (A/C tie-ins) and winter (heating boiler work).

6. Higher Education: Virginia Commonwealth University (VCU) and the University of Richmond have extensive campus plumbing systems. They often hire for their in-house facilities teams. The work is steady, with breaks between semesters allowing for project work.

Hiring Trends: Post-2020, there’s been a noticeable push for plumbers with cross-training in related trades (HVAC, electrical basics). Employers want techs who can diagnose a full system, not just fix a leak. Also, the growth in data centers (like those along the I-95 corridor) has created a niche for plumbers specializing in cooling systems.

Getting Licensed in VA

Virginia has a straightforward but strict licensing system administered by the Virginia Board for Contractors. You cannot legally perform plumbing work without the proper license.

1. Apprentice Registration: Start here. You must register with the Board as an apprentice. This requires a sponsor (a licensed master or journeyman plumber) and proof of employment on a plumbing job site. There is a nominal fee.

2. Journeyman Plumber License: This is your primary goal for independent work.

• Requirements: 4 years (8,000 hours) of documented experience as an apprentice under a licensed plumber, plus passing the Virginia Journeyman Plumber exam.
• Exam: The exam is based on the International Plumbing Code (IPC) and Virginia amendments. It’s a two-part exam (theory and practical). You must pass with a score of 70% or higher.
• Costs: Exam fee is ~$200. Application fee is ~$150. Total initial cost is roughly $350. Study materials (code books, classes) can add another $300-$600.
• Timeline: If you’re starting from scratch, it’s a 4-year path. If you’re coming from another state with similar hours, you can apply for reciprocity (VA has agreements with several states), which can cut the time down significantly.

3. Master Plumber License: Required to pull permits, run your own business, and supervise others.

• Requirements: 2 years as a licensed journeyman, plus passing the Master Plumber exam (which focuses more on business and law, plus advanced code).
• Timeline: After getting your journeyman license, you’re looking at another 2-3 years to qualify.

Insider Tip: The Virginia Board for Contractors website is your bible. Download the application forms before your hours are complete. Keep meticulous logs of your work hours—this is the #1 reason applications get delayed. Many local unions and community colleges (like Reynolds Community College) offer preparatory classes for the journeyman exam, which are worth the investment.

Best Neighborhoods for Plumbers

Richmond’s neighborhoods offer different lifestyles and commutes. A plumber’s choice often comes down to proximity to job sites, garage space for tools, and budget.

Neighborhood	Vibe & Commute	Typical 1BR Rent	Why It's Good for Plumbers
Southside (Bon Air, Woodland Heights)	Quiet, residential, family-oriented. 15-20 min commute to downtown.	$1,100 - $1,400	Affordable homeownership. Lots of single-family homes with basements/garages for tool storage. Strong residential service demand.
The Near East End (Church Hill, Union Hill)	Historic, walkable, trendy. 10-15 min commute to downtown.	$1,400 - $1,800	Proximity to major employers. Close to VCU and downtown commercial work. Older housing stock means constant repair needs.
Scott’s Addition	Young professional, nightlife hub. 10 min commute.	$1,500 - $1,900	No commute for many jobs. Centrally located. However, parking is a nightmare—hard if you have a work van. Best if you drive a personal vehicle.
Northside (Highland Park, Brookland Park)	Up-and-coming, diverse, more affordable. 15 min commute.	$1,000 - $1,300	Gentrification = renovation work. Older bungalows are being flipped, creating demand for repipes and system upgrades. Good value.
Henrico County (West End, Short Pump)	Suburban, family-friendly, shopping-centric. 20-30 min commute to city.	$1,200 - $1,600	New construction hub. All the new subdivisions and strip malls are in Henrico. High demand for install plumbers. Strong schools.

Insider Tip: If you buy a home in Northside or Southside, you can often rent out a spare room or a finished basement to a fellow tradesperson or student. This can nearly cover your mortgage payment, allowing you to bank more of your income or invest in your business.

The Long Game: Career Growth

A plumber’s career in Richmond doesn’t have to plateau at the journeyman level. Here’s how to increase your earnings and job satisfaction.

Specialty Premiums: General service work pays the bills, but specialties pay the mortgage.

• Medical Gas: Plumbers certified in medical gas systems (according to NFPA 99) can command $5-$10 more per hour. This is critical for hospital work at VCU Health or St. Mary’s.
• Backflow Prevention: Certified testers are in constant demand for commercial irrigation and fire suppression systems. This is a side-hustle that can generate $100+ per certification test.
• Hydronic Heating/Boiler Work: Specializing in radiant floor heating and complex boiler systems is a niche with less competition, especially in the historic homes of the Fan District.

Advancement Paths:

1. Service Technician Track: Apprentice → Journeyman → Senior Tech → Service Manager. This path focuses on customer interaction and complex diagnostics.
2. Installation/Construction Track: Apprentice → Journeyman → Foreman → Project Manager. This leads to overseeing new construction projects for developers.
3. Business Ownership: The ultimate goal for many. Start a small side business doing residential service, then grow. Richmond has a thriving small-business ecosystem with resources like Risk Management Associates at VCU to help with business plans.

10-Year Outlook: The 6% growth is a conservative estimate. It will be driven by the retirement of the Baby Boomer generation of plumbers, creating a gap that needs to be filled. Plumbers who embrace technology (diagnostic cameras, leak detection equipment, digital invoicing) will be at an advantage. The push for water efficiency (Virginia’s building codes are adopting stricter water conservation standards) will also create demand for retrofitting older homes and commercial buildings.

The Verdict: Is Richmond Right for You?

Pros	Cons
Strong purchasing power. Your $62,969 salary goes further here than in most comparable metros.	Summers are hot and humid. Working in attics and crawlspaces in July and August is brutal.
Diverse job market. Not reliant on one industry; residential, commercial, industrial, and institutional jobs are all available.	The "Richmond Ring." Traffic on I-64, I-95, and the Downtown Expressway can be congested, making commutes longer than maps suggest.
Manageable housing costs. You can rent or buy a home without needing a partner’s income, unlike in NoVA or HCOL coastal cities.	Relatively low union density. While Local 10 is present, much of the market is non-union, which can mean less standardized benefits and training.
Central Location. Easy weekend trips to the mountains (2 hours) or the coast (2 hours).	Humidity. It’s not just the heat; the humidity year-round can be tough on tools and equipment if not stored properly.
Growing, not exploding. The city is adding jobs and residents, but it retains a manageable, community feel.	Wage ceiling. While comfortable, the top-end salaries for plumbers here won’t reach the levels of New York or San Francisco.

Final Recommendation: Richmond is an excellent choice for plumbers who value a balanced life. It’s ideal for a journeyman plumber (3-10 years of experience) who is ready to buy a first home or start a family. The market is stable, the work is varied, and the community is welcoming to tradespeople. If you’re an expert looking to run a multi-million dollar commercial plumbing firm, you might find more opportunity in NoVA. But if you want a solid career where your skill is respected and your paycheck allows for a good quality of life, Richmond should be at the top of your list.

FAQs

1. I’m a licensed plumber from another state. How hard is it to get licensed in Virginia?
It depends. VA has reciprocity with several states (like North Carolina, West Virginia, and Maryland). If your state’s license is equivalent to Virginia’s journeyman license, you can apply for reciprocity without taking the exam. You’ll still need to pay the application fee and prove your experience. Contact the Virginia Board for Contractors directly with your state license in hand to start the process. If your state doesn’t have reciprocity, you’ll need to document your hours and take the VA exam.

2. Is it better to join a union (Local 10) or work for a non-union contractor?
Both have merits. Union (UA Local 10) offers higher standardized wages, excellent health benefits, a pension, and structured training/apprenticeship. The work can be less consistent, dependent on project