• Go to SJPermits.org.
• Use the Application Wizard to be guided to the correct process and permit.
• You may secure multiple permits, if needed, with one application.
• SJPermits presents the fee and enables online payment.
• After payment, you will be able to download the Permit Card.

For help, first see Help for SJPermits. If you still need assistance, use Submit a Help Ticket.

PREPARE THE PERMIT APPLICATION

Who can prepare plans? While some plans may be prepared by anyone, we recommend working with professionals. Inaccurate plans will require resubmittals and more fees. Accurate plans save time and money. See Plans That Require an Architect or Engineer.

Forms may require digital signatures. See Digital Forms & Signatures for help.

REQUIRED

> Building Permit Application - See instructions.

> Submittal Checklist - Select the appropriate checklist below. It also outlines relevant forms and plans to include in the permit application package.

On the checklist, under Project Scope, check "Other" and enter "Water Heater.”

- Multifamily Projects Submittal Checklist
- Commercial & Industrial Projects Submittal Checklist
- Single-Family & Duplex Projects Submittal Checklist

> Project Plans –  Use the instructions as appropriate to the type of property:

- Single-Family & Duplex Projects - Plan Set Instructions
- Plan Review Submittal Package - Commercial, Industrial, Multifamily

Plans should include:

• Basic site plan of the building
• Floor plan showing the location of any existing water heater/s and the proposed location of the new water heater/s. Include a written scope of work.
• If installing an electric water heater, provide electrical load calculations to confirm existing electrical service is adequate. 

IF APPLICABLE per Design Considerations

> Historic Preservation Permit, Adjustment, or Amendment

> Owner-Builder Acknowledgement and Verification of Information Form - Submit if the property owner is the permit applicant.

> This project may be subject to a refundable Construction and Demolition Diversion Deposit (CDDD).

TO APPLY 

This service uses online platforms. You will first apply at SJPermits and then upload documents through SJePlans. A City plan reviewer will review the plans and send comments to the ePlan Applicant through SJePlans. After the plans are approved and final fees are paid, then a building permit will be issued. Follow these instructions:

* Standard Plan Review Service *

We look forward to serving you.

Here are the key considerations for locating a water heater:

Where not prohibited by other regulations, water heaters of any type may be located:

• In an attic, basement, or garage
• Under a stairway or landing
• Other locations as permitted by codes

Prohibited locations for gas-fired water heaters. Except for direct vent gas-fired water heaters, for safety, do NOT install a gas-fired water heater in these locations:

• bathrooms
• rooms used for sleeping
• any closet or confined space that opens into a bathroom or bedroom

Allowed locations for heat pump water heaters. See the "Heat Pump Water Heaters-Requirements" section of this page.

Allowed locations for tankless water heaters. See the "Tankless Water Heater- Requirements" section of this page.

Basement. When installing a water heater in a basement, view the illustration and the following specifications:

SPECIFICATIONS FOR A BASEMENT WATER HEATER INSTALLATION

1. 3/4” tee with 1/8” reducer
2. 1/8” tubing, drip coil with slightly crimped end
3. 3” minimum slab or base
4. 3/4” union within 12”
5. Hot water line (insulated first 5’)
6. Cold water line with shutoff valve (insulated first 5’)
7. Terminate not less than 6” and not more than 24” at exterior
8. Gas supply line with sediment trap, downstream of shutoff valve
9. 3/4” CPVC or copper tubing, 1/4 per foot slope toward termination
10. Seismic straps, listed for size or use 24g straps (50gal: 2 straps, 75gal: 3 straps, 100gal: 4 straps)
11. Vent connector: Single appliance vent with maximum horizontal length 75% of vertical for single wall, 100% for b-vent
12. Expansion tank if required per CPC 608.3

Garage. If locating a water heater in a garage, these regulations apply:

• Gas or electric water heaters that generate a glow, spark, or flame capable of igniting flammable vapors may be installed in a garage if the pilot, burners, heating elements, and switches are elevated at least 18 inches above the floor.
  
  
• If enclosed in a separate, approved compartment that is accessed only from outside of the garage, the water heater may be installed at floor level provided that the required combustion air is drawn from outside.
  
  
• Any stand or platform base must be adequately anchored to the floor.
• View the following illustration and specifications when installing a bollard in a garage to protect a water heater from a vehicle impact:

The California Plumbing Code mandates that all types of water heaters are required to be braced and strapped to resist moving or tipping during an earthquake. This applies to new and replacement water heaters and existing water heaters.

Strapping. Water heaters require bracing in proportion to their sizes:

• Up to 52-gallon size - Requires 2 straps: Upper strap - Place 9 inches from the top of the unit or within the upper one-third of the unit. Lower strap - Place at least 4 inches above the controls and within the lower one-third of the unit.
• 75-gallon unit - Requires 3 straps
• 100-gallon unit - Requires 4 straps
• Another strap must be added for every additional 25 gallons in size.

Some manufacturers make listed straps for water heater installations; these may be used instead of the methods outlined below when installed per the manufacturer’s instructions.

Bracing. Division of the State Architect (DSA) recommends using one of these bracing methods:

• Tape Method - Use minimum 24-gauge plumber’s tape to encircle the water heater and use lag screws to bolt it to a 2x4-inch ledger (required) that is bolted to the wall framing.
• Conduit Method - Use a round thinwall conduit along with minimum 24-gauge plumber’s tape, bolts, and lag screws.

Anchoring. Follow the instructions provided by the water heater manufacturer. 

All types of water heaters require a temperature and pressure (T&P) relief valve. The valve automatically releases water if temperature or pressure exceeds safe limits. The T&P valve must have a relief rating that equals or exceeds the heating input rate and must not be altered or modified.

The T&P valve must be constructed, listed, and installed in accordance with nationally recognized standards and the following requirements:

1. Each T&P valve must be an approved type with a drain.
2. A union must be installed in the drain line near the water heater to facilitate removal and replacement of the water heater or the T&P valve. Exception: If a water heater can be replaced without adversely affecting the drainpipe installation, the union may be omitted.
3. No shutoff valve shall be installed in the relief valve drain line system.
4. The drain provided from T&P valves must not be smaller than the relief valve outlet, and must be made from galvanized steel, hard-drawn copper piping and fittings, OR be a listed relief valve drain tube with fittings that will not reduce the internal bore of the piping.
5. The piping shall extend from the valve to the outside of the building with the end of the pipe pointing downward, not more than 2 feet nor less than 6 inches above the ground. It is not acceptable to terminate the T&P in the underfloor area.
6. When a water heater is located in a garage, the T&P drainpipe may terminate in the garage. The piping must extend from the valve to within 12 inches but not less than 6 inches above the floor and point downward.
7. Water heaters not located in a garage cannot terminate the T&P drain in the garage. These drain lines must terminate to the outside pointing toward the ground, maintaining between 6" and 24" of clearance from the ground. (CPC 504.4, 504.5, & 608.5)
8. T&P drainage piping must run independently from other drainage piping. Do not combine T&P drains with A/C condensate drainage piping or water heater drain pan piping. Do not terminate the T&P drain into a water heater drain pan.
9. The T&P drain must not be connected to the sanitary sewer.
10. No part of such drain shall be trapped.
11. The terminal end of the drainpipe must not be threaded.
12. For water heaters installed in a basement or in locations where it is not possible for the T&P relief to achieve gravity drainage, a special provision for drainage is allowed.
13. You must install an expansion tank in a closed system, such as a house with a pressure reducing valve at the water service.

Key requirements 

Location. The Northwest Energy Efficiency Alliance (NEEA) sets forth specifications for heat pump water heaters. Heat pump water heaters that comply with NEEA’s Advanced Water Heater Specification of Tier 3 or higher may be located in a garage, basement, or other conditioned space.

Minimum room size - 10'x10'x7' (700 cubic feet) or, if the room is smaller, there must be a door with a louvered panel and the panel must be at least 2’ x 3’ to allow air to freely pass into the room. This requirement also applies to heat pumps installed in accessory dwelling units (ADUs).

Condensate drain. Condensate must drain to an approved plumbing fixture or to a drywell. See Condensate Disposal Requirements.

Adequate electric panel. If the existing electrical service panel is not adequate for the added load, you will need to upgrade the panel. See Electrical Service Panel Upgrades.

Permits. Heat pumps require both plumbing and electrical permits. See "How to Apply."

SELECTING A TANKLESS WATER HEATER

• The unit must meet applicable energy efficiency requirements of the current CEC. The first hour rating is found on the Energy Guide label on the appliance. Each installed tankless water heater must have a delivery capacity as determined by the manufacturer’s recommendations. 

• The unit must meet or exceed the requirements of CPC sections 301 and 501, including the first hour ratings of Table 5-1 in Chapter 5, shown below. 

Table 5-1 of California Plumbing Code

LOCATION

Tankless water heaters are often located similarly to traditional water heaters and additionally, if listed for exterior use, may be located on an exterior side or back wall. In all cases, the location must provide for access and clearances as specified by codes. Regulations concerning placement include:

• Attics. If installation requirements are met for access, clearances to combustibles, switched lighting, and adjacent receptacle, a tankless water heater may be installed in an attic. Access to the attic may not be from a bedroom or bathroom; however, access from a walk-in closet is permissible.ƒ
• Exterior walls (side or back walls). Tankless water heaters may be located on the exterior side or back wall if listed for exterior use. If located within an HOA community or planned development zone, confirm this is allowed under any Covenants, Conditions & Restrictions (CC&Rs). PG&E requires a minimum horizontal clearance of 36” between the gas meter and a tankless water heater when located on the same wall. 
• Consider potential leaking.  Do not install tankless water heaters in locations where damage to the supporting structure might occur from an undetected leak UNLESS a watertight pan with a minimum ¾ inch drain line to an approved location is installed below the water heater. CPC 510.7 ƒ
• Restrictions on gas-fueled tankless water heaters. No gas appliance may be located in a room used for sleeping, a bathroom, a clothes closet or in a closet or other confined space that opens into or has access from a bedroom or bathroom unless it is listed for direct-venting and approved for such use. CPC 509.

VENTING AND INSTALLATION

• Positive pressure vents. Most manufacturers use positive pressure (forced) vents. Installation of these vents must comply with the vent manufacturer’s instructions. Most vents are stainless steel due to the slightly acidic content of the condensate. Type B venting material is not acceptable for positive pressure vents.
• Type B vents. Type B vents must be installed per CPC and CMC codes when allowed by the manufacturer. Type B vents must be sized for the new tankless water heater plus any other gas-fired appliances which share the same system as allowed by tankless water heater manufacturer.
• Vent termination. All tankless water heater vents must terminate at least 4 feet from a property line.
• Pressure-only relief valves. Listed pressure-only relief valves must be installed as required. The discharge capacity must meet or exceed the BTU input rating of the tankless water heater.
• CPVC piping. CPVC piping used with any tankless water heater shall be installed with restrictions as required by the tankless water heater or CPVC manufacturer, whichever is most restrictive.
• Condensate drains. Condensate drains must terminate as required per the CPC or other approved manner when drainage is required by the tankless water heater manufacturer. See Condensate Disposal Requirements.

ELECTRICAL

• Gas-fired units may require a 110/120V receptacle for operation of the thermostatic controls.
• If installed in a garage, the power for the gas-fired units may be provided by an adjacent non-GFCI single receptacle from a general lighting circuit.
• If installed outdoors, the receptacle must be GFCI-protected with a weatherproof “bubble cover” or be hard wired.
• Attic or basement installations require a 110/120V receptacle and switched luminaire at or near the tankless water heater. The switch for the luminaire must be adjacent to the attic or basement access.
• All new electrical work requires an electrical permit. For single-family/duplex projects, the plumbing and electrical permits can be applied for in one session at SJPermits.org. For projects using Standard Plan Review, add the electrical permit on the Building Permit Application. 

GAS PIPING

• Tankless water heaters generally require more gas than a storage tank heater. You must verify that existing house gas piping is adequately (re)sized for the increased load.
• Typically, a dedicated gas line must be installed from the gas meter to the tankless water heater and a larger gas meter may be required.
• All new and altered gas piping systems must be pressure tested as prescribed by Code. See Gas Lines & Piping and the Gas Line Sizing Worksheet or CPC Table 12-3 for more information.

COMBUSTION AIR

• All tankless water heater installations must comply with current CPC and CMC requirements for combustion air.
• Properly sized combustion air vents must be located within the upper and lower 12 inches of an enclosure.
• A 200,000 BTU input tankless water heater requires an opening or vertical duct at the upper and lower locations with the equivalent area of an 8-inch round duct (50 sq in). Double the area for horizontal ducts.
• Openings to the exterior are typically required for garage installations.

ITEMS TO PROVIDE AT TIME OF INSPECTION 

• Keep the manufacturer’s installation instructions for the water heater and the listed venting system at the job site for all inspections.
• Provide gas line sizing calculations per the Gas Line Sizing Worksheet at the initial inspection.