Yes, California requires you to secure a tank water heater against earthquakes. That includes an older heater already in your rental, not only a new one. Check where the straps sit and how they attach to the building. Then check the local rules. The 2025 California Plumbing Code took effect on January 1, 2026.
Updated October 8, 2026.
What California law requires
Section 19211 of the Health and Safety Code covers all new and replacement water heaters and all existing residential water heaters. Each one must resist falling or sliding sideways in an earthquake. At a minimum, it must be secured the way the California Plumbing Code says, or the way your city or county has modified that code.
The statute defines a “water heater” as a standard unit of up to 120 gallons for which a pre-engineered strapping kit is readily available. Check the tank’s label for capacity before buying a kit. Larger tanks and unusual locations need advice from the local building department rather than an assumption that a standard kit will work.
Two more parts of the law matter to owners:
- Sales. When you sell a property with a water heater, you must certify in writing to the buyer that it complies. The certification can go in the transfer disclosure statement, the purchase contract or the Homeowner’s Guide to Earthquake Safety.
- Instructions. Every water heater made for sale in California since July 1, 1991 must say in its installation instructions that it has to be braced, anchored or strapped (section 19212). The manual is a good first reference for your model.
Rental owners should arrange the work. The Legislature’s findings in section 19210 describe the risk of fire, explosion and electrocution from falling heaters. They also note that tenants generally need an owner’s approval before installing bracing. Section 19211 does not let an owner evict a tenant on the ground that eviction is necessary to comply with the strapping requirement.
Add the heater to your yearly rental maintenance checklist. Look at it during a lawful maintenance visit or at turnover. If a manager handles repairs, ask how they track maintenance and code items like this and record completed work.
Where the straps go under the 2025 California Plumbing Code
The City of Rohnert Park’s handout cites section 507.2 of the 2025 California Plumbing Code. It places straps within the upper one-third and lower one-third of the heater’s height. The lower strap must sit at least 4 inches above the controls. A strap placed directly across the controls does not meet that specification.
The 2025 code applies to building permit applications filed on or after January 1, 2026. Work permitted under an application received by December 31, 2025 follows the 2022 code. Cities can adopt stricter local rules, so your building department has the final word.
The Division of the State Architect (DSA) gives more detail in its bracing guidelines, published by the Town of Tiburon. These details describe particular bracing methods, rather than every manufacturer’s kit. They distinguish tanks by capacity:
| Tank size | Straps | Source |
|---|---|---|
| Up to 52 gallons | 2 sets, upper and lower third | DSA guidelines |
| 53 to 75 gallons | 3 sets, with the third at mid-height | DSA guidelines |
| Over 75 gallons | Bracing details approved by the local building department before installation | DSA guidelines |
| 100 gallons (local example) | 4 straps | Town of Los Gatos handout |
What to check before and after installation
For a rental, have a qualified installer assess the heater and the wall supporting it. A visible pair of straps is not proof that the assembly will hold. Ask the installer to use an approved kit or bracing detail suitable for the tank, wall and location.
- Connections. The Earthquake Country Alliance advises checking for flexible gas and water connectors and asking a plumber to replace rigid ones where needed. DSA also recommends code-compliant flexible connections.
- Wall gap. The Alliance recommends keeping the tank within 2 inches of the wall, or adding a block attached to studs behind it. The installer must also respect manufacturer clearances and the approved bracing detail.
- Strap heights. Check the upper and lower thirds of the tank and the clearance above the controls. Larger tanks may need additional restraints.
- Attachment. The straps must connect to suitable structural support, not drywall alone. Kit instructions and the selected bracing detail determine the fasteners. Do not use a screw size from one method as a substitute for another.
- Wall material. Concrete or masonry needs anchors suitable for that substrate. DSA’s method requires adequate embedment and warns against anchors in ungrouted hollow block cells.
- Platform. DSA recommends securing a raised heater to its platform and securing the platform to the floor or adjacent walls.
Keep a photo of the completed assembly and any permit or inspection record. A photo helps you identify a later loose strap or moved tank; it does not replace an inspection. Use a licensed plumber for gas or water-line work. Do not disconnect pipes or drill into the tank to fit the straps.
Strapping addresses movement. It does not establish that the vent, gas supply, electrical connection or pressure-relief piping meets code. Ask the plumber to identify those as separate items when assessing an older installation.
Tankless units, attics and garage installs
A tankless unit uses a mounting system rather than the same wraparound straps as a tank. Ask your building department and installer what anchoring the model needs. Do not assume that “tankless” means no seismic check. If you are weighing a switch, our guide on whether a tankless water heater suits a rental covers the trade-offs.
Location rules apply to both types. Rohnert Park’s handout for the 2025 code is a good example:
- Attics and furred spaces. Where a leak could cause damage, a tank or tankless heater needs a watertight pan (section 507.5). The pan must be at least 1 1/2 inches deep, with a drain of at least 3/4 inch.
- Garages. The handout places pilots, burners or heating elements and switches at least 18 inches above the floor. It describes an exception for fuel-burning heaters with sealed, flammable-vapor-ignition-resistant combustion chambers (section 507.13). The installer must check whether the particular unit qualifies.
- Odd spots. DSA’s details do not cover attics or heaters that do not stand next to a wall. Talk to the building department before you install one there.
Permits, inspections and cost
Replacing a water heater usually needs a plumbing permit, and the inspector will look at the straps. Los Gatos, for example, requires a permit for every replacement. It offers an online permit for a same-type, same-location swap and asks for plans when you relocate a heater or change to tankless. Check your own city’s rules before work starts.
HomeGuide’s cost guide, updated January 2, 2026, puts these national averages on the bigger jobs:
- Standard 40- to 50-gallon tank, installed: $600 to $3,100
- Permit and inspection fees for gas or electrical work: $50 to $200
- Bringing existing plumbing up to code: $75 to $500 or more
These figures are for replacement and related work, not a strapping-only quote. Ask for a separate price for bracing, wall repair, connector changes and permit costs. A low-cost kit does not tell you the labor cost for your location. In a managed rental, the owner FAQ explains repairs and the account reserve.
Strapping is one part of earthquake readiness. Our guide to preparing your property and your tenants for disaster covers broader planning. Owners in Los Angeles can discuss a property’s maintenance needs with our Los Angeles property management team.
Washington and Oregon rules
Washington’s amended section 507.2, in WAC 51-56-0500, requires water heaters to be anchored or strapped. It places the straps in the upper and lower thirds, with at least 4 inches above the controls at the lower point. Owners working with our Seattle property management office should check the local permit requirements as well.
Oregon changed codes on October 1, 2026. Its Building Codes Division lists the new 2026 Oregon Plumbing Specialty Code as effective from that date. It is based on the 2024 Uniform Plumbing Code. Check the current edition and local permit guidance before using a strap detail taken from the older 2023 code.
For a Portland rental, discuss maintenance needs with our Portland property management team. Ask the building department which bracing detail and fasteners it accepts for your installation. Do the same in Nevada or New Mexico rather than assuming the California hardware details apply.
Frequently asked questions
Is water heater strapping required for existing water heaters in California?
Yes. Section 19211 applies to existing residential water heaters as well as new and replacement units. An older tank that lacks the required bracing, anchoring or straps needs correction now, not only when you replace it.
Do water heater strap requirements differ by state?
Yes. Use the code adopted in the property’s state and any applicable local rules. California’s requirements do not establish the details for a rental elsewhere. Oregon’s new plumbing code took effect on October 1, 2026, so check the current edition before relying on an older installation guide.
How many straps does a 100-gallon water heater need?
The state guidelines stop at 75 gallons and send anything larger to the local building department for approval. Some cities set a number: Los Gatos requires four straps on a 100-gallon heater.
Sources
Checked October 8, 2026. State law and code sources are listed below. City handouts illustrate local requirements; ask your building department which details apply to your property.
- California Legislative Information: Health and Safety Code section 19211 — strapping for new, replacement and existing residential heaters, seller certification, no eviction to comply and the statutory 120-gallon definition.
- California Legislative Information: Health and Safety Code section 19210 — legislative findings on tenant risk and tenants needing owner approval to strap.
- California Legislative Information: Health and Safety Code section 19212 — strapping statement in instructions for heaters made for sale since July 1, 1991.
- California Building Standards Commission: Information Bulletin 25-01 — 2025 California Building Standards Code effective January 1, 2026, by permit application date.
- City of Rohnert Park: Water Heater Installation Requirements — 2025 CPC 507.2 strap placement and 4-inch clearance, 507.5 drain pan for tank or tankless heaters, 507.13 garage elevation.
- Division of the State Architect (via Town of Tiburon): Guidelines for Earthquake Bracing of Residential Water Heaters — strap counts by tank size, method-specific fasteners, masonry cautions, platforms, unusual locations and flexible connectors.
- Earthquake Country Alliance: Secure Your Water Heater — flexible connectors, 2-inch wall gap, strap kits.
- Town of Los Gatos: Water Heater Bracing Requirements — permit requirement, online replacement permit, 75-gallon and 100-gallon strap counts.
- HomeGuide: How much does water heater installation or replacement cost? (January 2, 2026) — installed tank cost, permit fees, code-compliance cost.
- Washington State Legislature: WAC 51-56-0500, Chapter 5 Water heaters — Washington’s amended section 507.2.
- Oregon Building Codes Division: Oregon Plumbing Specialty Code adoption — new 2026 code effective October 1, 2026, based on the 2024 Uniform Plumbing Code.
This is general information, not legal advice. Building departments can adopt stricter local rules, so confirm the requirements for your property with your city or county before work begins.
