Yes. Replacing a water heater in Broward or Palm Beach County needs a permit, even when the new tank is the same size and goes in the same spot. It's one of the most commonly skipped permits in South Florida, and also one of the easiest to get.
Here's why it matters, and what each type of water heater needs.
Quick answer
- Tank-for-tank replacement: permit required (plumbing, plus electrical on many jobs).
- Broward County has a mandatory countywide Water Heater Replacement Data Form, required since 2022.
- Switching to tankless usually needs more: plumbing and electrical (or gas) applications and installation details.
- Gas water heaters add gas piping and venting requirements.
- Florida's new 2026 small-project exemption doesn't cover water heaters. Plumbing work is excluded.
Why does a water heater need a permit?
A water heater is a tank of hot water under pressure, connected to your electrical panel or a gas line. The parts that matter most are the ones nobody thinks about: the temperature and pressure relief valve, the discharge line, the expansion tank, the shutoff and, for gas units, the venting.
A badly installed water heater can flood a house, scald someone, or, with gas, leak carbon monoxide. The inspection is a quick check of exactly those things.
What does Broward require?
In 2022, Broward's Board of Rules and Appeals (BORA) made the Dwelling Unit Water Heater Replacement Data Form mandatory countywide. It's filed with the Broward County Uniform Building Permit Application. The form records the details inspectors check:
- Tank size (gallons) and location
- For electric units: kW, voltage, wire size and breaker size
- Relief valve and discharge details
- Contractor information
Each city adds its own checklist on top. Many ask for proof of cost and the contractor's license and insurance on file. Some require separate plumbing and electrical applications.
Tank, tankless, electric, gas: what changes?
Electric tank to electric tank, same size: the simplest version. A plumbing permit, often with electrical details on the same form.
Electric tank to electric tankless: tankless electric units usually draw much more power. Expect an electrical application and possibly a panel or service review. Some Broward cities require a separate application for each trade and a set of installation plans signed by the contractor.
Gas units: a gas line, venting and combustion air are all part of the review. Gas work brings its own inspection.
Moving the water heater: new plumbing runs and possibly new electrical. A bigger scope, more review.
Who pulls the permit?
Normally the licensed plumbing contractor. Homeowners can sometimes pull it themselves as an owner-builder, but they must meet Florida's owner-builder requirements, including living in the home and appearing in person to sign. Read what an owner-builder permit means.
What happens if you skip it?
Nothing, until something does. A home inspector flags a missing expansion tank. An insurer asks for the permit after a leak. A buyer's lender won't close with unpermitted work. Getting a permit for work already done is always harder than getting it up front. See how after-the-fact permits work.
Frequently asked questions
How long does a water heater permit take?
Simple tank replacements are usually some of the fastest permits a city issues, often within days when the package is complete.
Do I need a permit for a water heater in a condo?
Yes. Condos also usually need approval from the association, and some buildings have their own rules about tank location and drain pans.
Can I use the water heater before the inspection?
Ask your city. Most allow it once the permit is issued, but the final inspection still has to pass so the permit can close.
Need a water heater permit handled?
We prepare plumbing permits for contractors and property owners across Broward and Palm Beach County: the data forms, submittal and inspection scheduling. Call us or request a callback.