Reviewed by Brendan McKee, Managing Broker, DRE #01882732, on October 20, 2026.

Every residential water heater in California, including existing ones, must be braced, anchored or strapped to resist falling or shifting in an earthquake (Health and Safety Code § 19211(a)), and a rental must have a water supply capable of producing hot and cold running water (Civil Code § 1941.1). When you replace a water heater, the City of San Diego requires a plumbing permit, usually a self-issued Simple permit for houses and duplexes, and the 2025 California Energy Code (Section 150.2(b)1H) still allows a gas or propane replacement; a heat pump is one option, not a requirement.

The short version

  • Strap, brace or anchor every residential water heater of up to 120 gallons for which a preengineered strapping kit is readily available (H&S § 19211).
  • You may not evict a tenant on the basis that eviction is needed to comply with the strapping rule (§ 19211(c)).
  • Hot and cold running water is on the habitability list (Civ. § 1941.1(a)(3)).
  • City of San Diego: replacing a water heater needs a permit. Unincorporated County: a like-for-like swap by a licensed plumber may be exempt; confirm with the County.
  • Under the 2025 Energy Code, a replacement can be gas or propane, a qualifying heat pump, or, if the old unit is electric resistance, a consumer electric unit.
  • The California Energy Commission says the average water heater lasts about 10 to 15 years, depending on type and maintenance.

Strapping and bracing: H&S § 19211

Section 19211(a) applies to "all new and replacement water heaters, and all existing residential water heaters." Each must be braced, anchored or strapped to resist falling or horizontal displacement due to earthquake motion, at a minimum as the California Plumbing Code (or an approved local modification) requires. The section covers standard water heaters of not more than 120 gallons for which a preengineered strapping kit is readily available (§ 19211(d)).

What else the section says:

  • A building in violation is deemed a nuisance (§ 19211(e)).
  • A rental owner may not evict anyone on the basis that the eviction is required to comply with the section (§ 19211(c)).
  • When you sell, you must certify in writing to the buyer that the section has been complied with; the certification can go in existing transaction documents (§ 19211(b)).

We found no rule in § 19211 requiring a separate certification at tenant turnover; local ordinances can differ, so check your city. In practice, check the straps at every turnover and after any work near the heater.

Hot water and repairs

Civil Code § 1941.1(a)(3) lists, among the conditions for a tenantable unit, a water supply capable of producing hot and cold running water, furnished to the right fixtures and connected to an approved sewage system. The water supply may be under the tenant's or the landlord's control. Plumbing and gas facilities that conformed to law when installed must be kept in good working order (§ 1941.1(a)(2)).

A unit without hot water lacks an item on the habitability list, and a leaking heater can quickly become an emergency. The repair duties, timing and the tenant's remedies are on the habitability and repairs page and in emergency repairs. Who pays when a tenant caused the damage is covered in who pays for repairs.

Replacement permits: City vs County

Permit rules are local, and San Diego County has 18 cities plus the unincorporated County. The two below are the ones we checked; for any other city, ask its building department.

QuestionCity of San Diego (Development Services)Unincorporated County (Planning & Development Services)
Permit for a replacement?Yes. Replacing part of an existing plumbing system needs a Plumbing/Mechanical permit unless exempt (SDMC § 129.0402(a))PDS 110 says no plumbing permit for a replacement with no change to unit type or utilities, done by a California licensed plumbing contractor
What kind?A Simple (no-plan, self-issued) permit covers water heater replacements, except tankless typesOwner-installed units, or a change of type or fuel (for example tank to tankless, or gas to electric), fall outside that exemption
ApartmentsBuildings with three or more units need plans; for non-residential or multi-dwelling buildings, a tankless replacement requires plans and plan reviewNot covered in the County handouts we checked; ask PDS
Owner doing the workSign the Owner-Builder Verification Form (DS-3042) before the permit issuesExemption does not apply
Watch forSimple permits are only for properties outside historic districts and not historically designated; water heaters may not go in required side or rear yards of residential zones unless they comply with SDMC § 131.0461(a)(5)PDS 614, a flood-recovery handout, lists water heater replacement among typical permit requirements; confirm with PDS at (858) 565-5920

Two state rules can ride along with a permit. The California Energy Commission treats a water heater replacement as an alteration, and its compliance manual calls for a certificate of compliance (CF1R) for the permit when an alteration changes the water heating system; ask your building department when it must be submitted. And for a dwelling unit with a building permit issued on or after January 1, 2014 for alterations, repairs or additions over $1,000, the permit issuer may not sign off until all required smoke alarms are State Fire Marshal approved and listed (H&S § 13113.7(a)(2)). Whether a given water heater permit triggers that check is a local question. See smoke and carbon monoxide alarms, including the carbon monoxide device rule for units with a fossil-fuel-burning heater or appliance (H&S § 17926).

Choosing the replacement: 2025 Energy Code

The 2025 Energy Code applies to permit applications made on or after January 1, 2026. For a single-family home, duplex or townhouse, Section 150.2(b)1H says the replacement water heating system must meet one of these:

  1. A natural gas or propane water heating system.
  2. A single heat pump water heater, with the storage tank not located outdoors, placed on an incompressible, rigid insulated surface of at least R-10, and installed with a qualifying communication interface or port.
  3. A single heat pump water heater meeting NEEA Advanced Water Heater Specification Tier 3 or higher.
  4. If the existing water heater is electric resistance, a consumer electric water heater.
  5. A system the CEC Executive Director determines uses no more energy than option 1.

The same section requires insulation on newly installed and existing accessible hot water piping, and, for recirculation systems serving individual units, demand recirculation with manual on and off control. Heat pump water heaters have new mandatory rules, including required ventilation. Units in apartment buildings of three or more units (R-2) follow Section 180.2(b)3C, with the same five options.

Looking further ahead, DOE's water heater standard for most electric storage tanks made from May 6, 2029 sets efficiency levels far above today's electric-resistance tanks. It is a manufacturing standard, not an installation rule. Ask your plumber what fits your property; hiring licensed contractors covers licenses and contracts.

What to check each year

Use this as a yearly walk-through, and record what you find with dated photos:

  • Straps or braces present, tight and intact.
  • Signs of leaks, rust or water on the floor or in the drain pan.
  • Nothing stored against the heater or blocking access.
  • The age on the data label, and the permit history for the last replacement.
  • A working carbon monoxide device where the unit has a fossil-fuel-burning appliance.
  • The tenant knows where the water shutoff is and how to report a leak.

For a full plan across roofing, plumbing, electrical and HVAC, see major systems in older San Diego rentals.

For owners

Keep the permit, invoice, model and install date for each water heater in the property file; the CEC's 10 to 15 year average is only a general guide. Plan the replacement before failure so you can pull the right permit and pick a compliant unit, not whatever is in stock on an emergency call. Tell tenants in writing how to report a leak and what to do if they smell gas. Before renting a Coronado home, the rent-ready guide lists other pre-tenancy checks.

McKee Properties manages rentals and runs an in-house maintenance division, Certified Property Maintenance; see maintenance services.

Local rules

Water heater permits are set by each city and, for unincorporated areas, by the County. In the City of San Diego, check with the Development Services Department; in unincorporated areas such as Ramona, Alpine or Fallbrook, with County Planning & Development Services; in Coronado, Chula Vista and the other cities, with that city's building department.

Frequently asked questions

Do existing water heaters in California rentals need to be strapped?

Yes. H&S § 19211(a) covers all new and replacement water heaters and all existing residential water heaters. They must be braced, anchored or strapped to resist falling or horizontal displacement in an earthquake, for standard units of up to 120 gallons where a preengineered strapping kit is readily available.

Do I need a permit to replace a water heater in San Diego?

In the City of San Diego, yes; a Simple no-plan permit covers most replacements in houses and duplexes, except tankless types, and apartment buildings need plans. In the unincorporated County, PDS 110 exempts a like-for-like replacement by a licensed plumbing contractor, but another County handout lists it as needing a permit, so confirm with PDS. Other cities set their own rules.

Does California require a heat pump when I replace a water heater?

No. Section 150.2(b)1H of the 2025 Energy Code lists a natural gas or propane water heater as a compliant choice. A heat pump water heater is another option, with conditions on the tank location, an R-10 pad and a communication port. An electric-resistance unit may replace an existing electric-resistance unit.

How long does a water heater last?

The California Energy Commission says the average life of a water heater is about 10 to 15 years, depending on the type and how well it is maintained. Use your own install records and a plumber's assessment to plan, since a given unit can fall outside that range.

Can a tenant's water heater problem be an emergency?

A unit with no hot water lacks an item on the Civil Code § 1941.1 habitability list, and an active leak can damage the building quickly. Treat both as urgent, and see the emergency repairs page for entry and timing.

This is general information, not legal or tax advice. Rules change; confirm your situation with a California attorney, your local building or fire department, or a licensed professional.

Sources

Verified October 19, 2026.

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