Rental replacement with missing code items

What you know walking in

Estimate at a rental house. The owner says the water heater is leaking and wants a price to swap it out. 50-gallon gas tank in the garage. The owner will meet you at the property. Not a member.

• 50-gallon atmospheric gas water heater, 10 yrs
• Pressure regulator on the main line

What you found

• The tank is leaking at the base. It cannot be repaired and has to be replaced.
• There is no expansion tank, and the house has a pressure regulator. The crust and drip stain on the relief valve show the pressure has been spiking every time the water heats. Code requires an expansion tank on the new install.
• There is only one seismic strap, at the middle of the tank. California requires two, one in the upper third and one in the lower third.
• The relief valve discharge is PVC, which is not rated for hot discharge. It has to be redone in copper.
• There is no sediment trap on the gas line at the water heater. Code requires one.
• There is no CO alarm in the hallway. Rentals with gas appliances need one, and the inspector will likely check smoke and CO alarms at the final inspection.
• The pressure regulator holds a steady 60 psi. It is working and stays.

Your price book for this job

The honest fit is marked. Recommend what the home needs, and only that.