The situation

Illustrative example. Not a real job or customer.

A homeowner finds a puddle around the gas water heater in the garage. The tank is old, there is rust at the base, and the water is coming from the tank itself rather than a fitting. The heater has no seismic straps.

  1. They confirm there is no gas smell.
  2. They close the cold supply valve at the top of the heater.
  3. They set the gas control to off following the label.
  4. They move stored items and contain the water with towels.

The leak slows to a drip. Because the tank itself is leaking, replacement is the likely path.

How replacement goes in this example

  1. Written estimate.The contractor lists the new heater, venting, relief valve piping and seismic strapping, and states that a permit is required.
  2. Permit.The contractor arranges the permit with the city.
  3. Installation.The old tank is drained and removed, and the new one is installed, strapped and connected.
  4. Inspection.The work is inspected before the job is closed out.

Why strapping came up

California requires water heaters to be braced against earthquakes, typically with two straps anchoring the tank to the wall. Many older installations were never strapped, or the straps were removed during earlier work. A tipped water heater can break water and gas connections, so this is a safety item, not a cosmetic one.

In this example, the homeowner had not noticed the missing straps until the leak drew their attention to the heater.

Options the homeowner considers

Like-for-like tank

  • Fits the existing space and connections.
  • Familiar operation.
  • Still needs current code items such as strapping.

Tankless unit

  • Frees floor space.
  • May need gas, venting or electrical changes.
  • Needs periodic descaling with hard water.

Questions the homeowner asks

  1. What is your CSLB license number?
  2. Is the permit included and who schedules the inspection?
  3. What code updates does my installation need?
  4. How should I maintain the new heater with our hard water?

Common questions

Is this based on a real job?

No. It is an invented example for education.

Can a leaking tank be repaired?

Leaks from fittings or valves often can. A leak from the tank body usually means replacement.

What if I smell gas near the heater?

Leave the house and call 911 or SoCalGas from outside. Do not try to shut it down yourself.

General information for Sunny Hills, not a quote or professional advice. In an emergency, call 911.