What constitutes a change significant enough to warrant bringing something up to code is something that your code office decides - but since that can be very expensive, they usually have written guidelines.

Replacing a water heater shouldn't trigger moving the breaker box. That's not reasonable. It is reasonable that the replacement water heater go back in with a disconnect. Do that. It shows good faith and takes the issue off the table.

If you were doing a big remodel of the bathroom - then I would expect that moving the panel would come up.

Where do you live? I've never heard of an inspection or permit requirement just for replacing a defective water heater. Is my area just lax on code enforcement or something?

My understanding of the code on disconnects is that if the WH circuit breaker is within sight of the unit, or if it can be physically locked out so that it can't be accidentally turned on while someone is working on the WH, no separate disconnect is required. I would think that if yours passed inspection when the home was built, it shouldn't need one now, and would be grandfathered.

This is the first I've read about the flood stopping gadget. Guess I'm out of touch. It's a good idea to help counter the awful idea of locating water heaters in - or worse, above - living space.

Everywhere incorporated within a 100 mile radius requires permitting and bring up to code for water heaters. It’s why it averages a 2K ticket around here.

" Is my area just lax on code enforcement or something?"

Maybe!

Montgomery County, Maryland

Work requiring a permit:

Electrical (excluding plugged appliances)

• Heavy-up electrical service.
• Adding new electrical fixtures and outlets.
• Adding new electrical appliances.
• Installing baseboard or other electric heating sources Installing exhaust fans and attic fans.

Plumbing

• Adding, replacing or relocating plumbing fixtures.
• Repairing or replacing water lines Repairing or replacing sewer lines.
• Any changes in fixture piping Installation or replacement of water heaters.

Mechanical

• Installing or replacing a furnace.
• Installing or replacing an air conditioning unit.
• Adding, replacing or relocating ducts, diffusers or grilles.

There's no such thing as a "quick disconnect" in electrical parlance. This is why we don't let plumbers do electrical work. What you are required to have is a maintenance disconnect (nothing "quick" about it) that can either be SEEN from the point where the work is being done or is lockable. There's no requirement for any particular distance, just visibility.

As for the panel, there's no provision that says you can't have a panel in the dry area of a bathroom (i.e. not in the shower). What you can't have in a bathroom on the code is the SERVICE DISCONNECT. Alas many panels also perform that function.

As to what constitutes enough of a change to merit making you bring things up to code, that's at the discretion of your local inspectors. We can't tell you any formula. Note that if they do have an issue with the service disconnect being located in the bathroom, you can just place a disconnect elsewhere (like near the meter), though that will require the equipment grounding conductors (grounds) to be separated from the grounded conductors (neutrals) at the pane which is no longer the service disconnect.

Interesting. In the 30 or so years I've owned rental property, I've had many water heater replacements in my rentals. To my knowledge, not once has the plumber pulled a permit or called for an inspection. Maybe my area is just unusually sensible about such matters.

My recent WH replacements have been running in the $800-950 range. IIRC, the $950 one included an after-hours call. Nowhere close to 2 grand.

I guess that's what happens when you vote down all your taxes - they just get their money elsewhere.

"Maybe my area is just unusually sensible about such matters."

"I guess that's what happens when you vote down all your taxes - they just get their money elsewhere."

Yeah, I guess that's it. lol

Okay, so we all know that local codes may be more strict than national codes and that enforcement of codes also vary. In my Midwestern city they would laugh if you pulled a permit for a water heater - let alone if you wanted it inspected. In other locations you need a permit to fart.

Ron is correct, the code is within sight of the panel or have the ability to lock out. Your locality may interpret "in another room" is, by definition, not within sight of the panel as your installer suggested. He may know this from his experience or he may not know the code.

What I know is that it's not a great plan to get into a debate about code with the inspector. If the panel isn't obviously within sight of the heater then have them install a disconnect and be done with it.

The CODE doesn't talk about when permitting is necessary or what inspections would be required. That is solely vested in the local authority.

I had a property fail its first rental inspection due to no permit for the new hot water heater. I was following the rules and had a plumbing permit for the new piping but the water heater was in decent shape so didn't replace at the time. When we had a new furnace, we removed the chimney and installed the powervent water heater. Rental inspector caught the new water heater but didn't look twice at the new furnace. Funny thing is the permit price for a new furnace is more than double the price of the plumbing permit.

We called the plumbing inspector who set us up with a licensed plumber to pull the permit. I went to city hall and paid the permit fee and called for inspection. Inspector came over, glanced at the work and spent most of his visit chatting. Licensed plumber got his fee, and the city got their fee and all was well in the world

Yup!