The Codes and Standards of California Water Heaters
Understanding Water Heater Code Requirements in California
Every home in California has a water heater, at least one. Most single family homes have one, while in multifamily buildings having two, three or four water heaters is typical. In condominiums, apartments and similar developments, there are again typically at least two heat pumps or water heaters. But water heaters come in all different shapes and sizes, from the small 20 gallon electric under-sink units to electric resistance units of 40, 75 or even 80 gallons, as well as gas fired water heaters that can have anywhere from 20 to 100 gallon capacities. There is also an expectation that households will have minimal hot water to perform menial tasks such as washing dishes, taking a sponge bath and hygiene uses, which means that even a household with limited hot water capacity must have some form of water heater.
Water heater codes are voluminous, but the most essential requirements are found in Chapter 5 of the California Plumbing Code (the "CPC") , which in turn incorporates many provisions of the American Society of Mechanical Engineers ("ASME") A13.1 rules for pipe markings, tank markings, and pipe insulation for heated or hot water pipes. The water heater code sets out requirements for tanks, testing, inspection, special requirements for mobile home parks and commercial applications, and new construction rules on seismic bracing and access to water heaters located in closets, etc.
Particularly with regard to tank water heaters, the code does recognize some exceptions for tank types, primarily for "demand water heaters" or instantaneous water heaters, which are water heating units of very limited tank size, and which only operate on an as-needed basis (i.e. when the hot water tap is turned on) and which only require water flow to generate hot water. The failure of a water heater to have these exception specifications, however, does not mean that the balance of the code does not apply, and contractors, property owners, and homeowners should be familiar with the application of the water heater code provisions.
Installation & Permits
A permit must be obtained from the building department or authority having jurisdiction in order to install any water heater. Failure to comply with standard permit requirements can result in having to obtain a retroactive permit which can be difficult and costly. Be sure to obtain a permit when other upgrades, such as water softeners or water filters, are made as well.
Permit fees will run approximately $100, however if the water heater is being installed in an attic space where accessibility is difficult, or if additional electrical work is needed, fees can reach $5,000.
The contractor must be licensed, bonded, insured and competent in the installation of water heaters. All installation must comply with the manufacturer’s specifications, SAC code and local building codes. Once the permit is pulled, a local inspector must be notified to schedule an inspection. Often, some or all of the inspection can be performed by a local plumbing inspector (and sometimes a fire department inspector) without pulling a permit. The violations may be for either fire or water and can be civil, criminal or both.
Documentation must be available for all work performed. As with other construction, shop drawings should be submitted for approval, and can include: location of new plumbing and electrical work, elevations, sections, details, bill of materials, material selections, specifications, and utility schedules.
Water Heater Safety Regulations
A variety of safety regulations applies when installing and maintaining water heaters in California. Seismic strapping is required for earthquake safety. Hot water heaters in California must also have their thermostats set properly, with the shutoff valve located near the tank.
Seismic strapping is a hazard reduction technique aimed at preventing water heater from falling during an earthquake. The straps are designed to prevent movement of the water heater. State law requires two strap brackets inside the water heater and two strap brackets outside the water heater. Metal strapping or metal plumbing tape is wrapped around the brackets during installation. Newer water heater safety regulations require the use of metal strapping only.
Hot water heaters are also required to have a temperature and pressure (T&P) relief valve, which is designed to release water if the temperature in the tank gets too high or the pressure gets too high. If either becomes too high, the T&P valve opens and allows water to flow out of the water heater tank. Also, to prevent water from leaking onto floors, the T&P valve must convey discharge to within six inches off the floor.
With respect to thermostats, water heaters in California must be fitted with a closed stop valve at the hot water outlet to ensure that no hot water will backflow into the cold water supply.
Water Heater Energy Efficiency
In California, for residential alterations and additions, water heater changeouts must be performed with water heaters that meet the energy efficiency requirements of the current applicable federal, state, and local standards. These codes generally apply to residential structures and multifamily or commercial water heater change-out installations.
California "Title 20 Appliance Efficiency Regulations" require all water heating equipment marketed, sold, or offered for sale in California after July 1, 2003, be certified to the California Energy Commission (CEC) to be in compliance with applicable energy efficiency standards. Water heaters which cannot be adjusted will be subject to additional energy efficiency certification verification requirements. Commercial nonresidential water heaters are required to meet CEC efficiency regulations.
For many homeowners energy-efficient upgrades come with financial incentives – savings in energy costs, cash rebates, and sometimes reduced property taxes. For replacing old fossil-fuel water heaters with new energy-efficient electric models, homeowners can receive a $50 rebate from SoCal Edison and a $150 rebate from SoCal Gas Company, those who meet eligibility requirements. To learn more about the "Energy Efficient Gas Water Heater Rebate" check out the California Center for Sustainable Energy (CCSE) resource page on water heaters at sdge.com/waterheaters.
Common Errors and How to Prevent Them
Many a technician has shared stories with me about how they resolved a problem they had with a water heater in a customer’s home. One common little error is incorrectly locating vent termination locations on gas heaters. They often are too low. What happens when that occurs is that birds build nests in the vents, or you even see larger animals going into the appliance for shelter. Another one – especially if the tech is not familiar with the code, is not installing shut off gas valves on the water heater. We all know that technicians sometimes do not install them when they should. Make sure to have this in your checklist. Base pans under a gas water heater are required. It’s important even if the water heater is only one floor above the ground. The reason is that code does not take into account whether there is a bathroom or kitchen directly below the water heater. Sometimes this becomes a gray area with code compliance companies. Even in a condo building , the base pan is still required. A trench drain or floor drain below the water heater is not a substitution for the base pan. One recent issue was that the gas line to the heater was connected to only one side of the gas control, and the valve had to be replaced to install a tee to serve both the burner and pilot. Make sure the gas piping is correct so you do need to make any repairs after the appliance is installed. Also, sometimes the pressure relief discharge pipe is too close to the water heater. This is important because it cannot exceed five feet or be installed in a way that prevents access to the pressure relief valve. You need to be able to see the valve and can act on it in an emergency. Corrosive materials can cause trouble, and recent inspections have shown a lot of damage done and significant resulting corrosion when these materials come into contact with the water heater. Tapes, chemicals, and cleaners are among the items that need to be kept away from the heater.
Selecting a Compliant Water Heater
Despite the new code requirements, there are still many options to choose from when selecting a water heater for your home or facility. There are several considerations to factor into your choice of appliance that will allow you to maintain compliance with California’s code requirements while also selecting the type of water heater that is best suited for your needs.
The type of water heater you purchase will depend on several variables, including your desired application, required water capacity, and the amount of space you have available for the unit. The most common types of water heaters for residential use are traditional or "tank" and tankless units. Tank water heaters are the traditional systems in which water is heated and stored in a large tank. In contrast, tankless water heaters only heat water on an as needed basis, meaning they can deliver immediate hot water only as long as the unit is able to heat water, without any water storage in reserve. These tankless units are popular because of their higher efficiency ratings, but also tend to be more expensive. However, code requirements often dictate whether either type is acceptable for certain applications. For example, tank water heaters must be installed in certain accesses, such as a clothes closet, within a separate enclosed space (e.g., closet or attic), while tankless units are typically allowed in smaller enclosures.
Capacity, which is measured in gallons per minute (gpm), is also an important factor in selecting a water heater. It is usually determined by the smallest outlet of a fixture. California code establishes standards of capacity based on fixture outlet gpm, which must be considered when selecting an appropriate unit. The type and number of outlets in your home/facility will also likely determine your required gpm capacity.
Finally, the cost of the water heater and its installation should also be considered in your choice. A tank unit is generally less than a tankless water heater, but you must also factor in the installation costs. While most traditional tank heaters can be installed in a location that is more accessible for installation—a closet or attic—tankless water heaters have different clearance and combustible material requirements and may therefore require a more complex installation that can increase overall expenses.
Helpful Resources and Contact Reference
For homeowners and businesses looking to ensure their water heater is in compliance with California regulations, the process can be daunting. To help guide you through the various requirements, there are plenty of resources available online. To begin, the California Department of Housing and Community Development and the Division of the State Architect publish code books that lay out all the regulations and requirements for water heaters in California. The 1997, 1998, 2000, 2001, 2004, and 2005 code books are used by both the state and local municipalities to determine requirements for the installation and maintenance of a water heater. If you purchase a water heater that is not in compliance, the local building department will not allow it to be installed and you may have to replace it or pay a fine. For reference, you can go to the following:
The Office of the State Fire Marshal also publishes regulations for the proper installation and maintenance of water heaters. For more information visit the website link above. At the local level, building departments evaluate all plumbing permits for non-structural changes to determine whether or not a permit is necessary. They will determine if an inspection is needed before issuing a permit. Building departments will also check whether the water heater is up to code . For instance, if a permit is required and the inspection shows that there is no strapping in place, the plumbing inspector will issue a notice to repair and may require you to re-strap your water heater, but they may not issue a permit until the violation is addressed. If a permit is not needed, the building department is still able to enforce the code that requires the strapping of your water heater and you will be required to comply. To find the building departments in your area, please visit the Building Department Directory or contact the State Building Standards Commission. The California Code of Regulations Title 24 regulates buildings, plumbing, housing and energy, including the proper installation and maintenance of water heaters in California. Title 24 is administered and enforced by the California Department of Housing and Community Development. For those wanting more information on water heaters and Title 24, the Energy Policy and Conservation Act (EPCA) addresses appliance efficiency standards and covers water heaters. Information on EPCA may be found at the following websites:
EPCA is enforced by the U.S. Department of Energy, but it has been delegated to California to enforce as well. See the following links for more information.
