The Short Answer
California sellers owe buyers at least two plumbing disclosures. The first is a written certification that the water heater is braced, anchored, or strapped, required by Health and Safety Code 19211. The second is a written disclosure about water-conserving plumbing fixtures, required by Civil Code 1101.4 for single-family homes built before 1994.
Most Whittier-area homes were built in the 1950s, so most of them fall under both. Fixing them before listing costs far less than negotiating after an inspection finds them. This article is general information, not legal advice, so confirm the details with your agent or attorney. A plumber can handle the physical fixes, but the disclosure forms themselves are between you, your agent, and your buyer.
Your Plumbing Disclosure Checklist
| Item | What the law says | Does it apply to a typical 1950s home? |
|---|---|---|
| Water heater bracing | The seller certifies in writing that the heater is braced, anchored, or strapped. | Yes, if the home has a tank-type heater. |
| Water-conserving fixtures | The seller discloses the retrofit requirement and whether noncompliant fixtures exist. | Yes, because homes built before 1994 are covered. |
| Permitted alterations | A permit for alterations requires replacing noncompliant fixtures. | Yes, if you remodeled with permits. |
| Known plumbing defects | Sellers disclose material defects they know about on the standard disclosure forms. | Yes, including leaks and sewer problems you know of. |
The Water Heater Certification
Section 19211(b) says the seller of any property with a water heater must certify to the buyer that the bracing requirement has been met. The certification must be written, and it may be included in existing transaction documents, such as the Homeowner's Guide to Earthquake Safety, the sales contract or receipt for deposit, or the transfer disclosure statement.
The practical fix is simple. Check that two straps hold the tank at the upper and lower thirds and that they reach studs or masonry. Our guide on strapping a water heater explains the details, and a plumber can confirm it in a short visit.
The Water-Conserving Fixtures Rule
Civil Code sections 1101.1 through 1101.9 require water-conserving fixtures in residential and commercial buildings built before January 1, 1994. For single-family homes, the deadline for replacing noncompliant fixtures was January 1, 2017. The law also requires sellers to disclose in writing the retrofit requirement and whether the property has any noncompliant fixtures.
A fixture is noncompliant if it exceeds these limits: toilets over 1.6 gallons per flush, showerheads over 2.5 gallons per minute, interior faucets over 2.2 gallons per minute, and urinals over 1 gallon per flush.
The same rule hooks into permits. When a building permit is issued for alterations to single-family property, the applicant must replace all noncompliant fixtures as a condition of final approval. A kitchen remodel with a permit, for example, can trigger fixture replacement.
What To Do Before Listing: Check Your Fixtures
You can check most of this in ten minutes with a flashlight.
- Lift the toilet tank lid and look for a date stamp and a gallons-per-flush marking. Older toilets often use 3.5 gallons or more, which is noncompliant.
- Look for a flow rating on the showerhead, often stamped on the arm or the back of the head. Anything above 2.5 gallons per minute is noncompliant.
- Check the aerator on each interior faucet. A flow marking of 2.2 gallons per minute or less is compliant.
- If markings are missing or worn, swap in a labeled aerator or showerhead. Those are inexpensive and take minutes.
- Write down what you replaced and keep the receipts. They support the disclosure you provide.
Want A Pre-Listing Plumbing Check?
Call and ask for a visit that covers the heater straps and fixture flow ratings.
A Seller's Timeline
Before listing
Strap the heater, fix visible leaks, and replace noncompliant fixtures.
During escrow
Complete the disclosure forms and answer inspection findings promptly.
Repairs
Use permitted work where required and keep the final inspection records.
Closing
Hand over receipts, permits, and any warranty paperwork for plumbing work.
Permits, Past Work, And Honest Answers
Unpermitted plumbing work is a common surprise. A water heater swapped without a permit, a bathroom added years ago, or a repiped section with no final inspection can all come up during a buyer's inspection. The standard disclosure forms ask sellers about known defects and repairs, and the safest answer is the accurate one. Buyers who find an undisclosed problem tend to ask for bigger credits than the repair would have cost.
If a heater is near the end of its life, replacing it before listing through proper channels can be cleaner than negotiating a credit. See our page on water heater installation for what a permitted swap includes. Older homes with tired supply lines may benefit from a quote on pipe replacement before the listing photos are taken.
In La Mirada and other mid-century communities, buyers often ask for a camera look at the sewer line. Having one in hand shows good faith and can shorten negotiations.
What Buyers And Inspectors Look At
Knowing what the other side checks lets you fix the easy items first.
Water heater age and setup
Inspectors read the data plate for age, look for straps, and check the relief valve discharge pipe and any rust or moisture at the base.
Supply pipe material
Galvanized steel and corroded copper raise questions about pressure, leaks, and future repiping.
Sewer lateral condition
In older neighborhoods, buyers often ask for a camera inspection, and roots or offsets can become a negotiating point.
Fixture flow and leaks
Running toilets, dripping faucets, and stains under sinks show up fast and look worse than they cost to fix.
Seller Disclosure Questions
California law requires existing residential water heaters to be braced, anchored, or strapped, and the seller must certify that to the buyer in writing.
It can be included in existing transaction documents, such as the Homeowner's Guide to Earthquake Safety, the sales contract or receipt for deposit, or the transfer disclosure statement.
A toilet using more than 1.6 gallons per flush, a showerhead over 2.5 gallons per minute, an interior faucet over 2.2 gallons per minute, or a urinal over 1 gallon per flush.
It applies to residential and commercial buildings built before January 1, 1994. Most Whittier-area homes qualify because the 1950s is the city's most common build decade.
The law requires replacement for single-family homes, along with disclosure to the buyer. Talk to your agent or attorney about your situation.
Yes. When a permit is issued for alterations to single-family property, the permit applicant must replace noncompliant fixtures as a condition of final approval.