Before you buy, confirm the water heater's age, capacity, and code compliance. Before you sell, California requires seismic strapping and a proper T&P discharge — and an unpermitted or non-compliant unit is a common point-of-sale snag. A quick inspection avoids last-minute surprises.
Before you buy: what to inspect
Condition & capacity
- Age of the unit (most tanks last 8–12 years) and its capacity for the household
- Tank vs. tankless and whether it suits how you'll use the home
- Signs of leaks, corrosion, or heavy sediment
- Recovery and hot-water performance
Code & safety
- Two seismic straps (upper and lower third of the tank) — required in CA
- A code-compliant T&P relief valve and discharge line
- An expansion tank on closed systems
- Proper venting and combustion air on gas units; an approved gas connector
- Evidence the install was permitted
Before you sell: California point-of-sale items
California requires certain items to be addressed when a home changes hands. Confirm the specifics with your agent and local jurisdiction.
California point-of-sale requirements
- Seismic strapping per Health & Safety Code §19211 — required at sale
- A code-compliant T&P relief valve and discharge to an approved location
- Confirm the unit was permitted; an unpermitted swap can surface in escrow
- Address visible leaks or corrosion before listing
Why this small item causes big delays
Water heaters are one of the most common point-of-sale corrections in California because the requirements are specific and easy to miss in an unpermitted swap. Catching strapping, T&P, and permit issues early keeps them from holding up your close.
Need the water heater inspected or brought to code before close?
Frequently asked questions
Is water-heater strapping really required to sell in California?
Yes — California Health & Safety Code §19211 requires water heaters to be braced or strapped against earthquakes, and it's a standard point-of-sale item. We can add compliant strapping quickly if needed.
How can I tell how old a water heater is?
The serial number usually encodes the manufacture date. We can decode it and assess remaining life so you know whether to budget for a replacement.
Do I need a permit to replace a water heater before selling?
Yes — replacing a water heater in California requires a plumbing permit. See our dedicated guide on water-heater permits for what's involved.
Keep exploring
Reviewed by John Stevenson Plumbing, Heating & Air. Based on California Plumbing Code water-heater requirements (seismic strapping, T&P relief and discharge, expansion control, venting) and the point-of-sale strapping requirement (H&S §19211). Confirm specifics with your local building department. Last updated 2026-06-25.