Water Heater

A permit is required for all new water heater installations and replacements, prior to start of work.  

• Same Location - No plans are required if your new water heater is in the same location as the existing water heater and is between 30 and 150 gallons in size.

• New Location or Larger Size - Plans are required if the new water heater will be in a new location in the home or is greater than 150 gallons in size. The 11” x 17" plan must include a basic site plan of the home and a floor plan showing the location of the existing water heater and the proposed location of the new water heater. The plans must include a written scope of work and clear labeling, but can be prepared by the homeowner or contractor.

For all applications, the following additional materials may be required:

• Provide electrical load calculations for a new electric water heater to confirm existing electrical service is adequate. If an electrical service panel upgrade is required, the minimum service is 200 amps for a single-family home and 125 amps per duplex unit.
• If you are installing a water heater at a property overseen by a Homeowners Association (HOA), provide a letter of authorization. If the property is overseen by a Homeowners Association (HOA) and the scope of work is in the common area, on the exterior of a building or includes the alteration of walls, a letter of authorization signed by the HOA President or documentation demonstrating approval by the HOA Board is required.

Permit Required

A mechanical permit is required.

Cost

Permit fee: $50

Timeline

Typical Time to Receive Permit:

• Same Location (Same-Day Building Permit): Same-Day
• New Location (Building Permit): 3 to 5 business days 

Process

For water heaters in the same location:

1. Submit a same-day building permit for a water heater and pay the permit fee online. No plans or other materials are required. The permit is issued automatically.
2. If your permit was issued in error as it does not meet permit qualifications, then the next business day, following submission of your permit, City staff will follow up with the listed applicant/contractor directly.  
3. After installation of the new water heater, schedule an inspection online. The building permit is finaled upon completion of installation and a final inspection by the City Building Inspector.

For water heaters in a new location or a larger size:

1. Submit for a building permit online.
2. After your submission (during prescreen), City staff will contact you with instructions for online fee payment. 
3. City Staff will review your permit application within 3 to 5 business days. If any information is incomplete or incorrect, City Staff will provide you comments and ask you to resubmit.
4. You will need to reply to the City's comments with revised information or missing materials as part of your resubmittal online. 
5. Once the application is complete and code compliant, the City will issue the building permit.
6. After installation of the new water heater, schedule an inspection online. A building permit is finaled upon completion of installation and a final inspection by the City Building Inspector.

Requirements

Location-Specific Requirements

• If located in a bedroom or bathroom, the water heater must be located in a closet provided with a listed self-closing, gasketed door and all combustion air shall be obtained from outdoors. The water heater closet must not be used for any other purpose. (CPC 504.1) A gas water heater may not be installed in a sleeping room, bathroom, bedroom, or clothes closet.
• When located in an attic, under-floor or furred space (e.g. closet), the following is required:
  • the water heater must be accessible through an opening and passageway at least as large as the largest component of the appliance, and not less than 22” by 30”. Where the height of passageway is less than 6’, the distance from the passageway access to the appliance cannot exceed 20’ measured along the centerline of the passageway. The passageway must be unobstructed and have solid flooring no less than 24” wide. A level working platform not less than 30” by 30” must be provided in front of the service side of the appliance. A permanent 120-volt electrical outlet and lighting fixture must be installed near the appliance. The switch controlling the lighting fixture shall be located at the entrance to the passageway. (CPC 508.4)
  • Where leaking could cause damage to underlying wood framing, the water heater must be set in a drainage pan constructed of water tight corrosion resistant material and a minimum of 1-1/2” deep. The pan must be fitted with a minimum 3/4" drain that drains to an approved location. The P/T line is not allowed to terminate at this pan or be connected to it. (CPC 507.5)
  • Combustion air must be provided at a minimum of two openings (one within 12” of the top of the water heater and one within 12” of the bottom) sized at 100 square inches each. (CPC 506)
• If a water heater is located in a garage, it must be elevated so the pilot light and controls are at least 18" above the garage floor surface. (CPC 507.13)
• If the water will possibly be subject to vehicular damage, adequate barriers must be installed (e.g. 4” diameter steel pipe filled with concrete installed in a 12” diameter footing that is 3’ deep and a minimum of 2’-9” above the finished floor). Combustion air must be maintained per the California Plumbing Code. When the appliance is located in an unconfined space (e.g. garage) the combustion air can be used from that area (see Figure #1). (CPC 507.13.1)
• If the water heater will be located in a flood zone, it shall be elevated at or above the flood elevation. (CRC R322)

Bracing Requirements

• The State of California requires that all water heaters be anchored or strapped to resist movement during an earthquake. This can be accomplished by installing any of the over-the-counter products specifically made for restraining water heaters, or you can make your own out of a heavy-duty metal strap material. It is required that at least two restraints are used, with one in the upper one-third and one in the lower one-third of the water heater. The bottom strap must be located at least 4" away from the water heater controls. Fasten the anchor or strap to the structure, use a screw no less than 1/4" diameter with a minimum penetration of 1- l/2" into a wood stud on the wall, with a washer between the head of the screw and the restraint (see Figure #1). (CPC 507.2)

Venting Requirements

• All vent piping that runs through ceilings, floors, or walls must be a double-wall metal pipe. The vent and the water heater must maintain clearance from combustible materials (such as wall framing or roofing) as required by the manufacturer, which is typically 1" minimum. The vent must terminate a minimum 1’ above the roof, be installed with flashing through the roof, and terminate in a listed and approved vent cap. Vents must also terminate a minimum of 3’ above any building opening (door, operable window, etc.) within 3’ of the termination. Venting must extend in a generally vertical direction with offsets not exceeding 45°, except one 60° offset is permitted. Vents may require additional supports depending on the material and design (see Figure #2). (CPC 509 & 510)

Equipment Requirements

• All water heaters must be equipped with a temperature and pressure relief valve. The valve must be drained to the exterior, terminate toward the ground maintaining between 6" and 24" of clearance from the ground, and point downward (CPC 504.4, 504.5, & 608.5).
• A sediment trap must be provided on the gas line downstream of the appliance shut-off valve, as close to the inlet of the equipment as practical, and upstream of the flex connector. (CPC 1212.8)

For Electric Water Heaters:

• Must be an electric heat pump type and have a minimum Energy Factor of 2.80. Documentation from the manufacturer showing the Energy Factor rating shall be provided at the inspection. (CEnergC 150.2(b)1Giid)
• A minimum of 200 amps service disconnect is required for single-family homes  or 125 amps for multifamily units. (City Code)
• If new electrical water heater proposed, provide electrical load calculations for all existing loads, including the new water heater, to justify your existing service is adequate if its below the amps listed above.

For Tankless Water Heaters (TWH):

• Shall be listed by an approved testing agency (UL, UPC, etc.) and be installed in accordance with the manufacturer’s requirements.
• May be located on the exterior side or rear wall if listed for exterior use. If located within an HOA community, confirm this is allowed under adopted Covenants, Conditions & Restrictions (CC&Rs) for the community.
• Generally require a significantly greater quantity of gas than a storage tank heater. Care must be taken to verify that existing house gas piping is adequately sized for the increased load.
• May require a 110/120 volt electrical outlet for operation of the thermostatic controls.
• Direct vent units and combustion air for a TWH shall be provided in accordance with the manufacturer’s instructions. Those instructions must be at the job site and available to the City Building Inspector during the inspection.
• PG&E requires a minimum horizontal clearance of 36” between the gas meter and a tankless water heater when located on the same wall. 

Discuss Your Project

Ensure your permit application is complete on your first submission. Discuss your needs with a member of our Staff to get your questions answered.