What a proper install includes
A tank water heater is simple in concept and unforgiving in the details. The unit sits on a stand or floor, cold water enters at the top through a shutoff valve, hot water leaves through a second line, and a temperature and pressure relief valve discharges to a safe spot if things go wrong.
Gas models add a gas shutoff, a sediment trap and a vent that carries exhaust outside. Electric models need a dedicated circuit sized for the heating elements. We confirm which one you have before any pipe is cut.
Permits in Los Gatos, and who can pull them
The Town of Los Gatos accepts building permit applications only through its online citizen portal, and applicants register an account first. Replacing a water heater with the same type in the same location uses a quick permit that can be applied for online.
If the type changes, or the unit moves to a different spot, the quick form does not apply and a regular building permit application is needed. Ask any installer who files the permit and whose name goes on it. For questions, the Town's building division is the place to check.
Hillside homes off Highway 17 may keep the heater in a garage with a sloped floor or a closet with tight clearance, so tell us where yours sits when you book. We install in Santa Clara County ZIP codes 95030, 95031, 95032 and 95033.
Planning an install and want to talk through gas, electric or heat pump options? Call (855) 575-2890.
Call (855) 575-2890Earthquake bracing the Town expects to see
The Town's bracing handout says a water heater must be strapped against earthquake movement with at least two restraints, one in the upper third and one in the lower third of the tank.
Each strap goes to a wall stud with a screw at least a quarter inch in diameter, driven at least half an inch into the wood, with a washer. That matters if your heater sits in the middle of a garage or closet, because there may be no stud behind it and we may need to add a backer board or reposition the unit.
Gas, electric or heat pump?
Gas units heat fast and recover quickly, but need venting and a gas line. Electric units are simple to install where a circuit exists, though they recover slower. A heat pump water heater pulls heat from the surrounding air and uses far less electricity, but needs clearance, airflow and a drain for condensate.
Changing type is a good time to talk it over, though it likely triggers the full permit path noted above, so confirm with the Town. If you are leaning toward on-demand heat, see our tankless water heater page for the trade-offs, including how scale builds up inside a heat exchanger.
Expansion tank, valves and drain pan
Heating water makes it expand, and in a closed system with a check valve or pressure regulator on the supply, that extra volume has nowhere to go. A small thermal expansion tank on the cold line absorbs it. Ask whether your house has one and whether it still holds its air charge.
Replace old shutoff valves at the same visit. A seized gate valve defeats the purpose of having one. A drain pan with a line to a safe spot catches a slow leak, which matters most in a closet or on an upper floor.
Does Los Gatos water change which tank to buy?
San Jose Water lists three sources in its report, which are mountain surface water at 151 ppm hardness (9 grains per gallon), groundwater averaging 288 ppm (16.8 grains) and treated Valley Water at 99 ppm (5.8 grains). Which one reaches your tap varies, so test your tap.
Harder water leaves more scale on the heating surfaces and speeds anode rod wear, so ask about the tank's warranty terms and plan on yearly checks. Where hardness is high, a water softener upstream of the heater may be worth discussing.
Same spot or a new spot? Your install options
This table shows how the plan shifts with each choice.
| Plan | Permit path | Extra work |
|---|---|---|
| Same type, same location | Quick online replacement permit | New straps, valves, flex lines |
| Gas to electric, same room | Likely a regular permit, confirm with the Town | Dedicated circuit, remove vent |
| Tank to heat pump | Likely a regular permit, confirm with the Town | Clearance, condensate drain, circuit |
| Move to a new room | Regular building permit | New supply, drain and vent runs |
Permit rules vary, so check with the Town of Los Gatos building division for your exact job.
How the install day goes
- Turn off the gas or the breaker, then shut the cold supply and drain the old tank.
- Disconnect the supply, vent and relief lines and remove the unit.
- Set the new heater on a level base and install the pan, straps and expansion tank.
- Reconnect with new flex connectors and valves, fill the tank and bleed the air.
- Light or energize the unit, check the vent draft and relief valve, and test for leaks.
Plan for hot water to be off for part of the day, so run laundry and dishes before the plumber arrives.
What drives the price of a new water heater
Two houses with the same heater can end up with different totals, and these are the usual reasons.
Tank size and type
Capacity, fuel and efficiency rating all change the unit cost.
Existing connections
Old vents, seized valves and corroded fittings often need replacing.
Location and access
An attic or a tight closet takes longer than a garage wall.
Permit and code work
Straps, an expansion tank and a drain pan are part of a proper install.
Fuel change
Moving from gas to electric or a heat pump adds electrical and venting changes.
Insurance usually covers sudden damage from a failed tank, while age, rust and slow leaks often are not. Policies differ, so check yours.
Want your real number? Call (855) 575-2890. We give a clear price before work starts.
Should you replace the heater before it fails?
If your heater is old but still working, plan the replacement now and choose the day yourself. Same-day appointments are available when the schedule allows, and the same line serves Saratoga if you live just over the border.
Find the model number and the date on the data plate before you call. If the tank is already leaking, see water heater replacement instead, since that is an urgent call.
Questions before you install a water heater
Yes, a Town permit applies. Same type in the same place uses a quick online application, and a change of type or location needs a regular building permit.
The Town's handout calls for at least two restraints, one in the upper third and one in the lower third of the tank, fastened to a wall stud.
Plan for hot water to be off for part of the day. A relocation or fuel change takes longer, and the plumber can tell you how much once the work is scoped.
If your supply has a check valve or pressure regulator, it is worth asking about. We test the system pressure and tell you plainly.
Yes, we drain and haul away the old unit as part of the install.
Often, yes. It likely needs a regular permit, so confirm with the Town, plus a circuit and a condensate drain, and we explain the trade-offs during planning.