Starting on January 1, 2014 the State of California will be operating under the new 2013 Building Code. It is collectively known as Title 24. Every three years a new code goes into effect and this time is no different. Each revision of the code seems to get stricter in its requirements for building design and construction.
In 2010 we had a major addition to the building code called the "California Green Building Code". For anyone who has looked through this code, it's over 400 pages of requirements for all materials that can be used in construction. Among other items covered in the Cal Green code are the requirements for electrical, plumbing, and HVAC efficiencies.
As I have been familiarizing myself with some of the more subtle changes in the code, I have come to realize that it is going to be harder to prepare plans for small remodels or additions. Given the age of a dwelling, it might require some serious upgrades to the building as a whole just to be able to add a room. I guess the people who make these decisions feel this is the best way to update older and inefficient buildings.
One of the first major changes that jumped out at me is this new addition to the Cal Green code. It states:
It doesn't sound too unreasonable right? After all, if you are adding a new bathroom, you should have to comply with the code requirements. Interestingly enough though, there is an exemption right after this provision. It reads:
This is the first time I've come across an exemption to the code that is actually more restrictive than the actual code itself. In most instances, an exemption grants leniency, not stricter requirements.
So I decided to look up that section of the civil code it cited. A quick google search brought me to the document in question. After reading it thoroughly, I have found that it gets even worse. Section 1101.4 of the Civil Code states:
(b) On or before January 1, 2017, noncompliant plumbing fixtures in any single-family residential real property shall be replaced by the property owner with water-conserving plumbing fixtures.
(c) On and after January 1, 2017, a seller or transferor of single-family residential real property shall disclose in writing to the prospective purchaser or transferee the requirements of subdivision (b) and whether the real property includes any noncompliant plumbing fixtures.
So what does this mean? If you are read it at face value, it basically means that if you are doing any alterations or modifications to your house that you will have to be compliant with the maximum water usages outlined in Cal Green Code. I have checked with a few cities and this is their understanding too. While everyone feels this is rather restrictive, the California government feels this is necessary. It will be interesting to see over the coming months how this is implemented and verified. Is the building inspector going to check all your shower heads before signing off on your patio cover? Who is to say? In the coming years this will be a bigger issue.
There are plenty of minor or inconsequential changes that are too numerous to list. From my research, the big issues will be with energy efficiency and conservation of resources.
I would argue "just build another power station and leave me alone". It's my money; if I want to be wasteful with it that should be my prerogative. That would seem to be the issue at heart. The state for whatever reason has basically put a halt on the construction of infrastructure. They don't want to build any more power stations, water treatment stations, etc., so they are ramping up their conservation measures to stave off an increase in demand for these services.
It is my opinion that many of the new energy provisions and Cal Green requirements are going to put a damper on the remodel market. Who is going to want to do a small room addition if they have to replace their HVAC system, add more insulation, or replace all the windows with better ones? I don't think this will influence the new construction market too much since most of the measures outlined in the new code are usually implemented anyways. Only time will tell.
