A resource for folks living in or moving to Los Gatos, by Mary Pope-Handy

Water heater bracing requirements in Los Gatos

Water Heater straps too close to the controls

The lower strap is required to be at least 4 inches away from the controls. This is an example of one that is improperly done as the controls are closer than 4″.

The state of California has water heater bracing requirements for both gas and electric water heaters, but so do individual cities and towns. Some of those municipalities have rules that go beyond what is required by the state.  (Permits and finals are required everywhere, by the way.)

Recently I found the requirements for the town of Los Gatos, and a couple of them surprised me, so I’m sharing the link here in case I’m not the only one caught a little off guard by it:

TOWN OF LOS GATOS WATER HEATER BRACING REQUIREMENTS (link to the town’s page)

San Jose’s requirements can be found here (for comparison and because they are pretty thorough by comparison to ours):

City of San Jose requirements for water heater installation (strapping, bracing, anchoring, blocking, etc.)

One concept that seems to differ between Los Gatos and San Jose has to do with the pressure release valve.

Los Gatos requirements for the pressure release valve state:

“Pressure relieve valve shall terminate to the exterior, 6 in. to 24 in. above grade with a nothread fitting pointing downward. Minimum ¼ in. per foot downward slope shall be maintained at pressure relief drain line.”

San Jose requirements for the pressure release valve:

There is a full page, and 12 numbered requirements, for the temperature & pressure relief value (T & P). Item 6 conveys that if the water heater is in a garage, the T & P does not have to drain to the exterior: “When a water heater is located in a garage, the T&P drainpipe may terminate in the garage. The piping must extend from the valve to within 12 inches but not less than 6
inches above the floor and point downward.”

Los Gatos has no such exemption for water heaters located in the garage!

BOTTOM LINE:  if you are replacing your Los Gatos water heater, you might want to double check the town’s requirements to be sure that yours will be in line with the requirements of the town. There are a lot of odd water heater strapping cases around Santa Clara County, don’t let your home be one of them!

Mary Pope-Handy's Valley of Heart's Delight logo

Mary Pope-Handy

Realtor
ABR, CIPS, CRS, SRES
Sereno Group Real Estate
214 Los Gatos-Saratoga Rd
Los Gatos, CA 95030
408 204-7673
Mary (at) PopeHandy.com
License# 01153805

Selling homes in
Silicon Valley, with
special focus on
Los Gatos 

and nearby areas,
including
Monte Sereno,
Saratoga,
Campbell,
and the San Jose areas of
Cambrian and Almaden Valley

Helping Nice Folks to
Buy & Sell Homes
in Silicon Valley
since 1993

 

Privacy Policy

Photo of Mary Pope-Handy, August 2018

Mary's other sites
and blogs


ValleyOfHeartsDelight blog
Santa Clara County Real Estate,
especially the West Valley areas
*Main BLOG*

Move2SiliconValley.com
Silicon Valley relocation info

popehandy.com
Los Gatos real estate
Silicon Valley real estate,
focus on home selling

ValleyOfHeartsDelight
Gateway to Mary's other sites, info on Mary Pope-Handy's listings

The Real Estate Report
Statistics and trends for Santa Clara County, San Mateo County, and Santa Cruz County - updated monthly



Let's Connect




About the real estate search:

Use the widget below to browse properties which are for sale, under contract (pending) or sold. Want to view only homes which are available now? Use the "find a home" link on the menu above (next to the "home" button).

Search real estate listings

Looking for content on just a certain topic? Use the pull down menu below to search by category.