San Mateo is revisiting new energy building code approaches, as its current reach codes expire at the end of the year.
Reach codes — or energy codes that go beyond state-level beyond mandates — have been baked into most cities throughout the county, including San Mateo, over the last several years. But after a Ninth Circuit Court of Appeals decision last year, the city had to implement a slightly updated, more legally defensible code, however, it’s only in place until January 2026, when the state’s new building code goes into effect.
Now the city must decide what additional decarbonization steps it will take beginning next year.
During a meeting Oct. 8, members of the Sustainability and Infrastructure Commission voiced support for a few reach code options. The first would require that single-family and townhome property owners, at the time of replacement, install a heat pump system that meets state code requirements or install an air-conditioner and other energy improvements that go above the state code mandates. The second update would mandate similar cooling upgrades for commercial developments, such as installing a single zone heat pump or single zone air-conditioner. Another reach code option supported by the commission would prepare homes for electrical use when owners undergo a major addition or renovation by “pre-wiring for gas cooking, water heating, clothes drying and outdoor appliances to reduce future retrofit cost when these appliances are electrified,” according to a staff report.
Commissioner Cliff Robbins said he was supportive of overall reach code efforts, but cost to residents remains a concern.
“It’s a balancing act. No doubt climate change is very real and a real problem, but we have to be mindful of the city residents and the economic impacts as well,” Robbins said, particularly of potential cooling upgrade requirements for homeowners. “I’m just a little concerned that we don’t always have the right data on the economic impacts.”
Many cities, including San Mateo, have had to weigh the financial implications of electrification against climate goals and regional and state-level policies. While it would have the strongest impact of decarbonization, this summer the City Council passed up the option to accelerate a version of the Bay Area Air Quality Management District’s standards, which will prohibit the sale and installation of gas water heaters starting in 2027 and gas furnaces in 2029.
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