Do you need a permit to replace a water heater in Scottsdale?

The plumbing permit line reads: "Required to install, alter, reconstruct, or repair any plumbing system, gas system, or lawn sprinkler supply, or for water heater replacement." The Home Improvement page then places "Water heater (gas or electric) replacement" on its list of work needing a Minimum Plumbing Permit, and adds: "These projects do not require a plan review, only a Minimum Permit application."

The city's Citizen's Guide to Water Heaters, an undated handout that cites the International Residential Code, answers the who-can-pull question: "A permit is required for Water Heater replacement. A permit may be obtained by the homeowner or a licensed contractor." It also puts the burden on the owner, who is "ultimately responsible for insuring that a permit is obtained and the inspection card is on site."

The handout's replacement list includes:

• Garage units elevated so pilots, burners or heating elements and switches are "at least 18 inches above the floor," gas or electric.
• No gas-fired water heater in a bedroom, bathroom, or area reached only through one; direct vent appliances can go in any room.
• A shutoff valve on the cold water inlet, and unions within 12 inches.
• A minimum 3/4 inch T&P drain to the outside, 6 to 24 inches above grade, pointing down, sloped with no trap.
• Combustion air and venting for gas units per the IRC.

• Minimum Permit. Scottsdale's quick permit for single-trade home work. Applied for online in Scottsdale SPUR, no plans, verified by inspection.
• T&P valve and drain. The temperature and pressure relief valve and the pipe that carries its discharge outside.
• Direct vent. A sealed-combustion heater that draws air from and vents to the outdoors.
• Inspection card. The posted permit record the inspector signs. The handout asks for it "near the Water Heater."

Homeowners and licensed contractors replacing a tank or tankless water heater, gas or electric, in a Scottsdale home. Commercial water heater replacements also fall under the plumbing permit line, though not under the single-family Minimum Permit.

The no-plan-review Minimum Permit path does not apply to commercial buildings. The Permit Services page describes Minimum Permits as single-family residential, saying "A plan review is not required for most single-family residential electrical, mechanical and plumbing work."

A McCormick Ranch garage swap. A 50 gallon gas heater fails. The contractor applies for a Minimum Plumbing Permit in SPUR, raises the new unit on an 18 inch stand, reconnects the vent and runs the T&P drain outside. The inspector checks the gas valve, flexible connector, vent collar, T&P and clearances against the city's checklist.

A homeowner doing it alone. The handout says "A homeowner may perform the work," but warns that "Working with gas or electricity can be dangerous and lethal even for the experienced." The owner pulls the permit and posts the card near the heater.

The edge case. A buyer moves from Chandler, where a same-BTU gas swap in the same spot is exempt, and assumes Scottsdale works the same way. It flips: Scottsdale lists water heater replacement as permitted work with no like-for-like exception.

1. 1Create a Scottsdale SPUR account and apply for a Minimum Plumbing Permit (search "water heater").
2. 2Check the current fee on the Permit Fee Schedule, Miscellaneous, or request a fee estimate from the city.
3. 3Confirm garage elevation, T&P termination and venting before the old unit comes out.
4. 4Post the inspection card near the water heater.
5. 5Schedule the inspection in SPUR; Inspection Services is 480-312-5750.
6. 6Complete the first inspection within 180 days of issuance, or the permit expires.

If you would rather not take on the gas and venting side, HQ is licensed and insured and handles water heater replacement in Scottsdale.

• Myth: same size, same spot means no permit. That is Chandler and Mesa. Scottsdale lists water heater replacement as permit work.
• Myth: electric heaters are exempt. The Home Improvement page says "gas or electric."
• Myth: the contractor carries all the responsibility. The handout says the owner is "ultimately responsible" for the permit and inspection card.
• Myth: skipping the permit only risks a warning. Scottsdale says work completed without a permit "will be fined an amount equal to double the permit fee."