1. Permits are Required
For new and replacement water heaters.
Visit the Minor Residential Building Permits webpage for permit processing information.
2. Inspection is Required
After the water heater is installed to verify compliance within the minimum safety requirements of the code regarding; location of water heater, combustion air, venting and vent cap, seismic protection/strapping, access and working space around water heater and other appliances, clearances to combustibles, gas piping supply with sediment trap and connections, temperature and pressure relief valve and surcharge piping to outside, water and gas hand shut off valves, water piping and connections, metallic piping continuously bonded, to meet required Energy Compliance and if required by location 18 inch elevation, vehicle damage protecting and drain pan with drain.
Visit the Building Inspections webpage for inspection scheduling information.
3. Prohibited Locations
Fuel burning water heaters installed in bedroom or bathrooms shall be either; direct vent type, or in a closet that is vented to the outside and used exclusively for the water heater.
4. Seismic Bracing System
Shall be installed to provide protection from displacement due to earthquake motion. Water heater shall be anchored or secured with a code approved restraint system consisting of strapping the upper and lower 1/3’s of the water heater, minimum 4 inches above gas control valve.
5. Temperature and pressure Relief Valve and Discharge Line
Water Heaters shall be provided with a T and P relief valve and drain installed in compliance with the manufactures instructions and terminate not more than 2 feet nor less than 6 inches above the ground or flood level of the area receiving the discharge and pointing downward. The discharge line shall not be trapped or have a valve installed, and the terminating end shall not be threaded.
6. Combustion Air Vents
Within 12 inches of top and bottom of enclosure is required where enclosure has volume less than 50 C.F. per 1000 B.T.U./H of all appliances within enclosure. Minimum area per opening shall be based on 1 square inch vertically per 4000 B.T.U./H of input capacity, with minimum screen mesh of a ¼ inch. One vent within the upper 12 inches is allowed with restrictions.
7. Venting System
shall be constructed, sized appropriately, and installed to code and per manufactures installation instructions.
8. Venting Clearance
Single wall metal vent connector piping shall be installed in a manor to provide 6-inch clearance from combustible materials and shall be secured together with Tek Screws or rivets. Single wall vent connector piping shall not be installed in a confined space, and only installed below fire stop flashing. Type “B” double wall vent piping shall be installed in a manor to provide 1 inch clearance from combustible materials.
9. Vent Pipe Termination
Shall not terminate less than 12 inches above roof, additional height required if roof pitch is greater than 6:12 slope, nor shall a vent terminate less than 8 feet from and second story exterior wall. Vents larger than 12” in diameter shall not terminate any less than 2 feet above any structure within 10 feet. Other rules may apply.
10. Gas Appliance Connectors
Shall not be reused per manufacturer’s installation instructions. Gas connectors shall be attached to a hand shut-off type gas valve and be properly sized to B.T.U. input rating of water heater.
11. Sediment Trap
shall be installed to gas supply at water heater control valve with a “T” fitting and a minimum 3-inch nipple in length with cap for sediment trap.
12. When Applicable Metallic Piping
To be bonded continuously with a copper bonding wire, and bonding clamps, to cold and gas lines to tie systems together at water heater.
13. Water Piping Insulation
Shall be installed 8 feet on the cold and 8 feet on the hot water supplies at water heater when possible and to maintain 6 inches clearance from vent and flue. NOTE: if water heater has a re-circulation pump system the entire length of circulation piping loop will need to be insulated.
14. State Energy Regulations
Requires the following: if the water heater has an EF of less than 0.58 and R-12 Water Heater blanket is required (internal insulation cannot be used to satisfy this mandatory requirement). For water heater with 0.58 EF or higher, no blanket is required. The blanket should be securely attached around the water heater. The top of the water heater should not be insulated and a cut out in the blanket should be provided for combustible air intake and controls.
15. Installation Instructions
For water heaters to be on site and readily available for reference.
16. Working Platform
A level working surface not less than 30” X 30” shall be provided for service.
17. Thermal Expansion Tank System
Water piping systems equipped with backflow or pressure reducing device on the main shall require a thermal expansion tank to protect water heater and water piping system from excess pressure due to thermal expansion.
18. Water Heater Stand
Or built-in platform is required when water heater is installed in garage to elevate burner a minimum 18” above grade.
19. Vehicle Protection
Must be provided where subject to mechanical damage.
20. Drain-Pan
Shall be required when a water heater and/or tank is installed in a location where it could cause damage; in case of failure/leak to floor, sub-floor, drywall. Drain pan shall be installed with a minimum ¾” drain outlet and discharge that drains to the exterior of the building or an approved location. Note: Discharge from a T and P relief valve cannot terminate into water heater drain pan.
21. Electrical Water Heater
Shall be provided with a disconnect. Electric water heaters require a disconnecting means within sight of, not exceeding 50 ‘ from the appliance.