Water Heater repair in Orlando, FL

Verified against official sources · Updated 2026-07-06

Thinking about a water heater repair in the Orlando area? Here's what actually matters — permit rules for Orange County and the City of Orlando, plus the mistakes and code requirements that trip up homeowners, sourced from manufacturer manuals and the Florida Building Code.

Do you need a permit?

Permit required. Like-for-like tank swap needs a plumbing permit (plus electrical if wiring changes) in Orange County and Orlando; gas tankless conversion adds a gas permit. Emergency swap may proceed if permit is filed next business day (FBC 105.1).
Source: https://www.orangecountyfl.net/PermitsLicenses/DoINeedaPermit.aspx

Key facts before you start

T&P relief valve: NO shutoff of any type between the valve and the tank; discharge line full 3/4" size, pitched down, not trapped, end unthreaded/uncapped. FL (FBC-R P2804.6.1) requires discharge by gravity through an air gap in the SAME room, terminating <=6" above the floor — not run outside or up to an unseen height.
A repeatedly weeping T&P = thermal expansion on a CLOSED system (check valve/PRV/backflow preventer on the cold line) — Rheem: 'Replacing the relief valve will not correct the problem!' Fix by adding a thermal expansion tank on the COLD supply; with the tank empty/isolated, set its air pre-charge to the home's STATIC supply pressure BEFORE install (Amtrol). A mismatched pre-charge waterlogs the tank and the T&P keeps dripping.
Drain pan (FBC-R P2801.6.1/.6.2): min 1-1/2" deep, drain min 3/4", piped to an indirect waste receptor OR to the exterior terminating >=6" above grade — non-negotiable for garage/interior/upstairs installs. (Pan sizing: heater diameter + 2", Rheem.)
Electric sizing: 4,500W/240V = 25A breaker + #10 Cu; 5,500W = 30A + #10 Cu; match the rating plate — a 240V element on 208V or wattage mismatch is the classic swap error.
Water in pipes is NOT a ground path — run a grounding conductor to the heater's ground terminal (dielectric unions/flex connectors isolate the tank).
Fill the tank COMPLETELY (steady stream at hot taps, air purged) before power-on — dry-firing destroys elements and is excluded from warranty. Never solder directly on tank nipples.

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Sources

https://files.rheem.com/blobazrheem/wp-content/uploads/sites/2/AP21980-Rev-02-Electric-Residential-WH-with-e-control-HIGH-TIER.pdf
https://up.codes/viewer/florida/fl-residential-code-2023/chapter/28/water-heaters
https://www.amtrol.com/wp-content/uploads/2023/06/9015-942-04_23-Thermal-Expansion-Tank-IO.pdf

This guide is general informational content, not professional or legal advice. Codes and county rules change — confirm permit requirements with your local building department, and use a licensed professional for electrical, gas, structural, or main-line plumbing work.