The City Council on Sept. 3 agreed to repeal building code that mandated all-electric appliances for new construction in the city. The approval of a first reading of the recommendation came after after the Ninth Circuit Court ruled in April 2024 that local ordinances preventing the use of gas appliances are overridden by federal law.
The city adopted the so-called “reach codes” in 2021 and again in 2022 that, among other things, said that all newly built single-family buildings, including new detached accessory dwelling units (ADUs), must, as of Jan. 1, 2023, use all-electric building appliances – electric space and water heaters, electric ovens and stoves, electric clothes dryers – and not natural gas appliances. With the new court ruling, jurisdictions can no longer enforce a ban on natural gas but can still find ways to encourage electrification.
Piedmont’s commitment to encouraging homeowners to move away from natural gas and toward electrification will continue, Planning and Building Director Kevin Jackson said on Tuesday night. He said the city plans more public engagement around the topic and that the city’s website and permit desk will also explain the change to homeowners looking to renovate their properties. The city’s new electrification task force will help with raising awareness, he said, noting that the city still runs a free induction cooktop lending program for residents who are interested in trying one out before making a switch from natural gas to electricity. (Find details here.)
In a standard proceeding, the Council also approved a first reading of building code amendments and required findings related to the climatic, geological and topographical conditions in Piedmont required by the California Building Standards Commission (CBSC), most of which were related to fire hazards. (See full report here.)
Piedmont’s GHG emissions rose by 3.6% from 2021 to 2022, the first time that has happened since 2017. Of the three major sources of citywide emissions – transportation, solid waste and building energy, only building energy emissions saw a reduction (-3.8%) from 2021 levels. That reduction was very likely attributable to the Reach Codes which mandated certain electrical appliances for home remodels over $100,000. That’s a strategy that worked and the Electrification Committee should consider code modifications to stimulate further home electrification. For example, increase the Floor-Area ratio for remodels that convert to all-electric appliances. The Committee should also consider substantive incentives for all-electric home conversions. For example, waive the sewer tax for 10 years on a home that installs all-electric appliances. Many residents are not installing electrical appliances because of the cost but likely would if they had less of a tax burden. Encouragement sounds nice but if the city is to meet its GHG reduction goals it will have to be more proactive.