San Mateo pushes electric again

Berkeley passed one of the strictest requirements in 2019, but it was struck down in court, a decision finalized by the Ninth Circuit Court of Appeals in 2024. The decision pushed San Mateo to re-evaluate how it would structure its new reach codes after the 2026 state energy codes went into effect. The council approved a new policy during its meeting March 2.

One part of the new code requires single-family homes, duplexes, townhomes and commercial buildings to install either a heat pump or higher-efficiency air conditioner at the time the original AC unit needs replacement. It also mandates the addition of electric infrastructure when certain types of renovations are already underway, with the requirements focused on “pre-wiring for gas cooking, water heating, clothes drying and outdoor appliances to reduce future retrofit costs,” according to a staff report.

Another major part of the code applies to single-family homes, duplexes and townhomes and requires homeowners to choose from several efficiency improvements, each with their own set of “points,” which would have to add up to a certain score. The requirement would only apply to major renovations — such as plumbing and appliance upgrades — that are 1,000 square feet or larger. The requirements would not apply to “routine repairs and maintenance, hazard mitigation, roof or windows projects, or [accessory dwelling units],” the report added.

“In previous discussions of reach codes, we've always had people coming in and opposing, and what I think is a definite sign of progress is that no one has spoken out to oppose the reach codes and to me that is fantastic,” Councilmember Rob Newsom said during the council meeting. “I am definitely in support of these reach codes.”

Many cities, including San Mateo, have had to weigh the financial implications of electrification against climate goals and regional and state-level policies, as residents and city leaders have raised concern over the delta between the average upgrade costs presented by Peninsula Clean Energy — the county’s clean energy provider — and the costs they’ve experienced firsthand. While it approved prioritizing the electrification of all municipal buildings last summer, the City Council decided not 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.

“This is a milestone achievement for our city,” Mayor Adam Loraine said during the meeting. “Reach codes are a cost effective and vetted pathway to a more sustainable future.”

The new ordinance was passed unanimously. It must be filed and approved by the California Energy Commission and the Building Standards Commission.