It’s one of the most common items on a Los Angeles inspection report, a home inspector’s list, or an escrow repair request: “water heater not properly strapped.” It looks like a small thing, but in earthquake country a loose tank can tip over, break its gas or water line, and cause a fire or flood. California law and the City of Los Angeles both have clear rules about it. Here’s what they say, and how to get it fixed so it passes.

Why water heater strapping is required in California

California Health and Safety Code Section 19211 requires all new and replacement water heaters, and all existing residential water heaters, to be braced, anchored, or strapped to resist falling or shifting during an earthquake. The minimum standard is the California Plumbing Code, as modified by your local city or county. So this isn’t only a rule for new installs. An older tank that has never been strapped is out of compliance today.

The statute covers standard water heaters of up to 120 gallons for which a pre-engineered strapping kit is readily available. It also says a building that violates the section is deemed a nuisance, which is why the item shows up on code enforcement and rental inspection reports.

What LADBS looks for at inspection

The Los Angeles Department of Building and Safety (LADBS) publishes an information bulletin, “How to Brace Your Water Heater,” based on the Los Angeles Plumbing Code. According to the current version, inspectors in the City of Los Angeles expect:

• Two straps minimum: one in the upper third of the tank and one in the lower third.
• Lower strap placement: at least 4 inches above the water heater’s control unit.
• Solid anchoring: lag screws at least 1/4 inch in diameter, each with at least 1-1/2 inches of thread into a wall stud, with a large flat washer between the screw and the strap.
• Proper strap material: perforated metal “plumber’s tape” is not acceptable for water heaters over 40 gallons. An over-the-counter restraint kit approved by the Office of the State Architect is an accepted option.
• Clearances: the wall clearances listed on the unit’s nameplate still apply once the tank is strapped.

If you’re in another city or in unincorporated LA County, the state rule still applies, but local details can differ. Check the requirements of the agency that issued your notice or will do your inspection.

Selling your home? You have to certify it

Under the same state law, the seller of any property with a water heater must certify to the buyer, in writing, that the heater is braced, anchored, or strapped as required. That certification can be included in standard transaction documents such as the purchase contract or the transfer disclosure statement. That’s why buyers’ inspectors check the straps so closely, and why a missing or improper strap often lands on the repair request list during escrow.

The good news: this is usually one of the quickest items to correct, as long as it’s done right the first time.

Common strapping mistakes that fail inspection

• Only one strap, or both straps bunched near the middle of the tank
• The lower strap sitting on or too close to the gas control valve
• Plumber’s tape on a tank larger than 40 gallons
• Screws driven into drywall or stucco instead of into studs
• A large gap between the tank and the wall that lets it move even with straps in place
• Straps left loose or reused after the water heater was replaced

Replacing the water heater? A permit may be needed

Sometimes the inspector’s note isn’t just about straps. The tank may be old, leaking, or improperly vented, and the better fix is a replacement. LADBS states that a plumbing permit is required to replace a gas water heater in a single-family home, unless the work is done by a contractor registered with LADBS as a Certified Licensed Contractor, and that exception is limited to replacing a unit of equivalent capacity. A permitted replacement is inspected, which gives you a clean record to show a buyer or an inspector.

For rentals, the state law notes that tenants aren’t authorized to strap a water heater in their unit without the owner’s advance approval. In practice, it’s the owner’s job to make sure it’s done.

What to do next

1. Find the exact wording on your notice, inspection report, or buyer’s repair request so you know what was flagged (strapping only, or venting, clearances, or the heater itself).
2. Note any compliance or escrow deadline and who issued the notice, whether LADBS, the Los Angeles Housing Department, LA County, or another city.
3. Have a licensed contractor check the tank size, strap placement, stud locations, and wall clearances, and confirm whether a permit is needed.
4. Correct the strapping, or replace the heater with a permit if that’s the right fix, and take clear photos of the finished work.
5. Schedule the re-inspection, or give the photos and paperwork to your agent for escrow, and keep a copy with your property records.

This article is general information, not legal advice. Rules and procedures can change, so always follow the instructions on your notice and contact the agency listed on it with questions.

Water heater flagged on an inspection or repair request? Barrett Construction & Co. is a licensed California general contractor (CSLB #1143676) serving Los Angeles County. We can review your notice or report and correct code items so they’re ready for re-inspection or escrow. Send us your notice or report for a free assessment → or call (213) 851-5493. Se habla español.