Water heaters and air conditioners are the two pieces of equipment most Las Vegas homeowners replace at some point, often in a hurry when one fails. Both replacements need permits in the City of Las Vegas, and both are easier to handle well if you plan before the emergency. This guide compares the two and lists the steps.
Key takeaways
- Installing or replacing a water heater needs a plumbing permit in the City of Las Vegas.
- Installing or changing any part of a heating or cooling system needs a mechanical permit.
- Hire a licensed contractor in the right classification, and ask who pulls the permit.
Water heater replacement
The City of Las Vegas guide lists installing or replacing a water heater or water softener among the plumbing improvements that require a permit. Gas water heaters also involve gas piping and venting, and any installation or alteration of gas piping between the meter and an appliance needs a permit too.
Air conditioner replacement
The guide requires a permit to install or change any part of a heating or cooling system. Replacing a minor part that does not alter the equipment’s approval, changing furnace filters and portable units are listed as exempt. A full system replacement, a new condenser or a new air handler is permitted work.
Side-by-side comparison
| Water heater | Air conditioner | |
|---|---|---|
| Permit in City of Las Vegas | Plumbing permit | Mechanical permit |
| Trade | Licensed plumbing contractor | Licensed air conditioning contractor |
| Related work | Gas piping, venting, water lines | Electrical, ducts, refrigerant lines |
| Timing risk | No hot water | No cooling in summer heat |
| Plan ahead by | Knowing age and location | Knowing age and capacity |
Plan before the emergency
Write down the age, fuel type and location of both units and keep the information in your project binder. When a unit is near the end of its expected life, get bids while you still have time to compare them. An emergency replacement in July leaves little time for comparison.
Tip: Ask each bidder to confirm in writing that the price includes the permit and inspection. The City of Las Vegas guide specifically warns homeowners to beware of contractors willing to work without permits.
Who does the work
Nevada licenses these trades as specialties within Classification C. The City of Las Vegas notes that only licensed plumbers and electricians, along with owners working on their own homes, may legally do plumbing or electrical work in Nevada. Check the license classification and monetary limit before you sign. See How to Check a Nevada Contractor License.
Sizing and efficiency
A replacement is a chance to check whether the old size still fits. If you added insulation, sealed ducts or converted a garage, the cooling load may have changed. Ask bidders how they determined the size of the new system. Reducing heat gain first can change the answer. See Attic Insulation vs. Duct Sealing in a Desert Home.
Utility programs
NV Energy runs PowerShift programs for energy-efficient home improvements, with eligibility rules such as being an NV Energy residential customer and using newly purchased equipment that has not received a previous PowerShift incentive. Read the current program rules before you buy, because documentation is often required.
Access and location
Check how the old unit will come out and the new one will go in. Water heaters in garages and closets, and air handlers in attics or closets, sometimes need extra work to fit a new model. Ask each bidder to look at the location in person rather than quoting over the phone, and to note any changes to venting, platforms, drains or electrical connections in the bid. These details are where bids most often differ.
Inspections
After installation, the permit holder schedules the inspection. Ask for the inspection result and keep it with the permit. See Remodel Inspections: What Happens and How to Prepare.
Paying for equipment jobs
Equipment replacements are usually shorter jobs, but the same rules apply: a written contract, a clear price, proof of payment and lien releases if subcontractors or suppliers are involved. See What a Nevada Remodel Contract Should Include.
Common mistakes
Replacing a water heater without a permit, choosing a system size without asking how it was calculated and paying the full price before the inspection are the most common mistakes.
Frequently asked questions
Do I need a permit to replace a water heater with the same model?
Yes, in the City of Las Vegas, installing or replacing a water heater requires a permit.
Can I replace an AC filter or thermostat myself?
Changing furnace filters is listed as permit-free. For thermostats and other parts, check with your building department.
What about a portable air conditioner?
Portable cooling units are listed as exempt from mechanical permits.
For the rest of the house during a big project, see Living at Home During a Remodel vs. Moving Out.