Any person, firm, or corporation that proposes to construct a project subject to the provisions of this Code shall first obtain permits required herein, together with any other licenses, permits, or approvals required by this Code.
(Ord. 2022-12; Ord. 2025-10, 9/24/2025)
A. 
There is adopted and incorporated by reference herein as the City Building Code for the purpose of prescribing regulations in the City of Encinitas for the erection, construction, enlargement, alteration, repair, moving, removal, conversion, demolition, occupancy, equipment, use, height, area, and maintenance of buildings and structures, the 2025 California Building Code, Part 2, Title 24 of the California Code of Regulations, a portion of the 2025 California Building Standards Code, as defined in the California State Health and Safety Code, Section 18901 et seq., based on the International Building Code, 2024 Edition, including specified appendices. Except as otherwise provided by the City of Encinitas Municipal Code, all erection, construction, enlargement, alteration, repair, moving, removal, conversion, demolition, occupancy, equipment, use, height, area and maintenance of buildings and structures within the City of Encinitas shall be in conformance with the California Building Code which is based on the International Building Code, 2024 Edition and the adopted appendix chapters, published by the International Code Council, Inc. 500 New Jersey Avenue, NW, 6th Floor Washington, D.C. 20001. The California Building Code is on file for public examination in the office of the Building Official.
B. 
Deletions, revisions and additions to the California Building Code, 2025 Edition, shall be as follows:
1. 
Section 101.1 is hereby revised to read:
101.1 Title. These regulations shall be known as the Building Code of the City of Encinitas, hereinafter referred to as "this code."
2. 
Section 105.3.1.1 is hereby added to read:
105.3.1.1 Action on application with grading permit or public improvements. Permits shall not be issued for construction on a site where the City Engineer determines that a grading permit or public improvements is required until the City Engineer notifies the Building Official in writing that the grading or public improvements work has been satisfactorily completed to allow building permits to be issued.
3. 
Section 105.3.1.2 is hereby added to read:
105.3.1.2 Action on application with flooding or geologic conditions. Permits shall not be issued if the City Engineer determines that flooding or geologic conditions at the site may endanger the public safety or welfare.
4. 
Section 109.1.1 is hereby added to read:
109.1.1 No fees for specific governmental organizations. The United States, the State of California, school districts, the County of San Diego, or the City shall not be required to pay any fees for filing an application for a building permit pursuant to this Code unless City building inspection services are requested. If so requested, the regular fee schedules in this Code shall apply.
5. 
Section 109.2 is hereby revised to read:
109.2 Schedule of permit fees. On buildings, structures, electrical, gas, mechanical and plumbing systems or alterations requiring a permit, a fee for each permit shall be paid as required, in accordance with the fee schedule established by the City Council of the City of Encinitas.
6. 
Section 109.6 is hereby revised to read:
109.6 Refunds. Refunds of fees paid shall in accordance with the refund policy adopted by the City Council of the City of Encinitas.
7. 
Section 113 is modified by amending sections 113.2 and 113.3 to read:
Section 113.2 Limitations on Authority. The application for appeal shall be based on a claim that the true intent of this code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or an equivalent or better form of construction is proposed. The board shall not have the authority to waive requirement of this code or interpret the administration of this code, including, but not limited, the issuance of permits hereunder.
Section 113.3.1 Qualifications. The board of appeals shall consist of four (4) currently employed Certified Building Officials, five (5) currently licensed California design professionals employed and/or residing in San Diego County, and one (1) accessibility advocate residing in San Diego County, who are not employees of the City of Encinitas.
Section 113.3.2 Selection. The board of appeals shall consist of volunteers who shall receive no compensation other than reimbursement of costs related to participation on the board such as travel expenses. A list of volunteers shall be kept on file by the City Clerk and updated on an annual basis. Selection of members shall be made either at the time of the filing of an appeal or may be appointed on a standing basis by the City Council.
Section 113.3.3 Quorum. A quorum of 6 members is required to act on an appeal. The Building Official and the Fire Marshal for the City of Encinitas shall participate as ex-officio non-members and shall not vote.
8. 
Section 202 is hereby revised to add and/or modify the following definitions:
Newly Constructed Building. A building that has never before been used or occupied for any purpose; an existing structure that is removed and replaced; or modified/renovated in a manner that causes any of the following conditions to occur is considered a newly constructed building for the purpose of this definition:
1.a.
More than 50% of the roof framing (e.g., structural support) is removed, and
1.b.
More than 50% of the exterior bearing walls are removed or 50% of the columns are removed, where there are no walls, or
2.
The proposed conditioned area in an addition or alteration that more than doubles that of the existing building's conditioned floor area or volume.
The wall calculations are based on the horizontal measurement of the affected portion of the exterior bearing walls between the associated footings and the ceilings. Cripple walls below the floor, or parapets, and similar projections above the roof are not included in the calculations of the exterior wall surface areas.
This definition applies to low-rise residential buildings (including single-family residential (SFR) and duplexes), multi-family residential, and nonresidential building uses.
9. 
Table 1505.1 is hereby amended to read:
TABLE 1505.1
MINIMUM ROOF COVERING CLASSIFICATION FOR TYPES OF CONSTRUCTION
IA
IB
IIA
IIB
IIA
IIB
IV
VA
VB
A
A
A
A
A
A
A
A
A
10. 
Appendices C & I of the California Building Code, 2025 Edition, are adopted.
(Ord. 2022-12; Ord. 2025-10, 9/24/2025)
A. 
There is adopted and incorporated by reference herein as the City Residential Code for the purpose of prescribing regulations in the City of Encinitas for construction, alteration, enlargement or repair of detached one- and two-family dwellings, townhouses not more than three stories above grade plane with a separate means of egress and structures accessory thereto, the 2025 California Residential Code, Part 2.5, Title 24 of the California Code of Regulations, a portion of the 2025 California Building Standards Code based on the International Residential Code, 2024 Edition. Except as otherwise provided by this section of the City of Encinitas Municipal Code, the erection, construction, enlargement, alteration or use and occupancy of one- and two-family dwellings, townhouses not more than three stories above grade plane and structures accessory thereto within the City of Encinitas shall be in conformance with the 2025 California Residential Code published by the California Building Standards Commission, 2525 Natomas Park Drive, Suite 130, Sacramento, CA 95833-2936. The California Residential Code is on file for public Examination in the office of the Building Official.
B. 
Deletions, revisions and additions to the 2025 California Residential Code shall be as follows:
1. 
Section R101.1 is hereby revised to read:
R101.1 Title. These regulations shall be known as the Residential Code for One- and Two-family Dwellings of the City of Encinitas and shall be cited as such and hereinafter referred to as "this code."
2. 
Section R105.3.1.2 is hereby added to read:
R105.3.1.2 Action on application with grading permit or public improvements. Permits shall not be issued for construction on a site where the City Engineer determines that a grading permit or public improvements is required until the City Engineer notifies the Building Official in writing that the grading or public improvements work has been satisfactorily completed to allow building permits to be issued.
3. 
Section R105.3.1.3 is hereby added to read:
R105.3.1.3 Action on application with flooding or geologic conditions. Permits shall not be issued if the City Engineer determines that flooding or geologic conditions at the site may endanger the public safety or welfare.
4. 
Section R108.1.1 is hereby added to read:
R108.1.1 No fees for specific governmental organizations. The United States, the State of California, school districts, the County of San Diego, or the City shall not be required to pay any fees for filing an application for a building permit pursuant to this Code unless City building inspection services are requested. If so requested, the regular fee schedules in this Code shall apply.
5. 
Section R108.2 is hereby revised to read:
R108.2 Schedule of permit fees. On buildings, structures, electrical, gas, mechanical and plumbing systems or alterations requiring a permit, a fee for each permit shall be paid as required, in accordance with the fee schedule established by the City Council of the City of Encinitas.
6. 
Section R108.3 is hereby revised to read:
R108.3 Building permit valuation. The applicant for a permit shall provide an estimated permit value at time of application. Permit valuation shall include total value of work, including materials and labor, for which the permit is being issued, such as electrical, gas, mechanical, plumbing equipment and permanent systems. If, in the opinion of the building official, the valuation is underestimated on the application, the permit shall be denied, unless the applicant can show detailed estimates to meet the approval of the building official. Final building permit valuation shall be set by the building official.
7. 
Section R108.5 is hereby revised to read:
R108.5 Refunds. Refunds of fees paid shall in accordance with the refund policy adopted by the City Council of the City of Encinitas.
8. 
Section R112.1 is hereby revised to read:
R112.1 General. The City Council shall serve as the Board of Appeals to hear appeals of any code interpretation by the City Building Official.
9. 
Section R112.3 is hereby deleted.
10. 
Section 202 is hereby revised to add and/or modify the following definitions:
Closet. A small room used for storage that is structurally built and integrated into the walls of the bedroom. A minimum 2-feet in depth and 10-square feet in total floor area.
Enclosed Space. A space that is substantially surrounded by solid surfaces, including walls, ceilings or roofs, doors, fenestration areas, and floors or ground
Newly Constructed Building. A building that has never before been used or occupied for any purpose; an existing structure that is removed and replaced; or modified/renovated in a manner that causes any of the following conditions to occur is considered a newly constructed building for the purpose of this definition:
1.a.
More than 50% of the roof framing (e.g., structural support) is removed, and
1.b.
More than 50% of the exterior bearing walls are removed or 50% of the columns are removed, where there are no walls, or
2.
The proposed conditioned area in an addition or alteration that more than doubles that of the existing building's conditioned floor area or volume.
The wall calculations are based on the horizontal measurement of the affected portion of the exterior bearing walls between the associated footings and the ceilings. Cripple walls below the floor, or parapets, and similar projections above the roof are not included in the calculations of the exterior wall surface areas.
This definition applies to low-rise residential buildings (including single-family residential (SFR) and duplexes), multi-family residential, and nonresidential building uses.
11. 
Section R313.1, Exception is hereby amended to read:
R313.1 Exception: An automatic residential fire sprinkler system may be required by the fire code official when additions or alterations are made to existing townhouses that do not have an automatic residential fire sprinkler system installed.
12. 
Section R313.2, Exception is hereby amended to read:
R313.2 (1) An automatic residential fire sprinkler system may be required by the fire code official when additions or alterations are made to existing buildings that are not already provided with an automatic residential fire sprinkler system.
13. 
Section R332 is hereby added to read:
R332-ELECTRIC VEHICLE-READY BUILDINGS
R332.1 General, electric vehicle-ready construction shall be provided as specified in Section 23.12.110 City Green Building Code.
14. 
Section R902.1.3 is hereby revised to read:
R902.1.3 Roof coverings in all other areas. The entire roof covering of every existing structure where more than 50% of the total roof area is replaced within any one-year period, the entire roof covering of every new structure, and any roof covering applied in the alteration, repair or replacement of the roof of every existing structure, shall be a fire-retardant roof covering that is at least Class A.
(Ord. 2022-12; Ord. 2025-10, 9/24/2025)
There is adopted and incorporated by reference herein as the City's Electrical Code for the purpose of prescribing regulations in the City of Encinitas for the installation, alteration or repair of electrical systems and permit requirements and inspection thereof, the 2025 California Electrical Code, Part 3, Title 24 of the California Code of Regulations, a portion of the 2025 California Building Standards Code based on the National Electrical Code, 2023 Edition. Except as otherwise provided by this section of the City of Encinitas Municipal Code, all installation, alteration or repair of electrical systems within the City of Encinitas shall be in conformance with 2025 California Electrical Code, published by the California Building Standards Commission, which is based on the National Electrical Code, 2023 Edition, published by the National Fire Protection Association, Battery March Park, Quincy, Massachusetts, 02269. The California Electric Code is on file for public examination in the office of the Building Official.
(Ord. 2022-12; Ord. 2025-10, 9/24/2025)
There is adopted and incorporated by reference herein as the City's Mechanical Code for the purpose of prescribing regulations in the City of Encinitas for the erection, installation, alteration, repair, relocation, replacement, addition to, use or maintenance of any heating, ventilating, cooling, refrigeration systems, incinerators or other miscellaneous heat-producing appliances, the 2025 California Mechanical Code, Part 4, Title 24 of the California Code of Regulations, a portion of the 2025 California Building Standards Code, as defined in the California Health and Safety Code, Section 18901 et seq., which is based on the Uniform Mechanical Code, 2014 Edition. Except as otherwise provided by this chapter of the City of Encinitas Municipal Code, all erection, installation, alteration, repair, relocation, replacement, addition to, use or maintenance of any heating, ventilating, cooling, refrigeration systems, incinerators or other miscellaneous heat-producing appliances shall be in conformance with 2025 California Mechanical Code, and any rules and regulations promulgated pursuant thereto, including the Uniform Mechanical Code, published by the California Building Standards Commission, and any rules and regulations promulgated pursuant thereto, which is based on the Uniform Mechanical Code, 2024 Edition, published by the International Association of Plumbing and Mechanical Officials, 4755 E. Philadelphia Street, Ontario, CA 91761-2816. The California Mechanical Code is on file for public examination in the office of the Building Official.
(Ord. 2022-12; Ord. 2025-10, 9/24/2025)
A. 
There is adopted and incorporated by reference herein as the City's Plumbing Code for the purpose of prescribing regulations in the City of Encinitas for the construction, alteration, moving, demolition, repair and use of all plumbing, gas or drainage piping and systems or water heating or treating equipment in or on any building or structure or outdoors on any premises or property, the 2025 California Plumbing Code, Part 5, Title 24 of the California Code of Regulations, a portion of the 2025 California Building Standards Code, as defined in the California Health and Safety Code, Section 18901 et seq., which is based on the Uniform Plumbing Code 2021 Edition Except as otherwise provided by this section of the City of Encinitas Municipal Code, all construction, alteration, moving, demolition, repair and use of all plumbing, gas or drainage piping and systems or water heating or treating equipment within the City of Encinitas shall be in conformance with 2025 California Plumbing Code, published by the California Building Standards Commission, which is based on the Uniform Plumbing Code, 2024 Edition, published by the International Association of Plumbing and Mechanical Officials, 4755 E. Philadelphia Street, Ontario, CA 91761-2861. The California Plumbing Code is on file for public examination in the office of the Building Official.
B. 
Section 1503.1.1(14) is hereby added to the 2025 California Plumbing Code to read:
(14)
A clothes washer system consists solely of one single domestic clothes washing machine in a one- or two-family dwelling.
(Ord. 2022-12; Ord. 2025-10, 9/24/2025)
A. 
There is adopted and incorporated by reference herein as the City's Energy Code for the purpose of prescribing regulations in the City of Encinitas for the conservation of energy, the 2025 California Energy Code, Part 6, Title 24 of the California Code of Regulations, a portion of the 2025 California Building Standards Code, as defined in the California Health and Safety Code, Section 18901 et seq. Except as otherwise provided by this section of the City of Encinitas Municipal Code, all construction of buildings where energy will be utilized shall be in conformance with 2025 California Energy Code and any rules and regulations** promulgated pursuant thereto, including the California Energy Code, 2025 Edition, published by the California Energy Commission.
B. 
The first paragraph of Section 150.2(a) is amended to read:
(a)
Additions. Additions to existing single-family residential buildings shall meet the requirements of Sections 110.0 through 110.9, Sections 150.0(a) through (n), (p), (q), Section 150.2(d), and either Section 150.2(a)1 or 2.
C. 
The first paragraph of Section 150.2(b) is modified to read:
(b)
Alterations. Alterations to existing single-family residential buildings or alterations in conjunction with a change in building occupancy to a single-family residential occupancy shall meet the requirements of Section 150.2(d) and either Item 1 or 2 below.
D. 
Section 150.2 of the California Energy Code is amended to add Section (d) as follows:
(d)
Single Family Additions or Alterations. The following requirements shall apply to the entire dwelling unit, not just the addition or altered portion. All additions and alterations of single family residential buildings with a building permit valuation of $50,000 or higher shall include any one of the measures identified as Available in Table 150.2-H, Single Family Requirements, where vintage shall refer to the year in which the building was originally permitted for construction. The measures shall be installed to the specifications in Table 150.2-1. Single Family Measure Specifications. Existing measures that meet the specifications in Table 150.2-1 may be used to satisfy the requirements.
Note: To the extent the provisions of Section 150.2(d) conflict with other provisions of the California Energy Code, then the most energy conserving provisions shall supersede and control.
Exception to Section 150.2(d): The requirement for inclusion of energy efficiency measures does not apply to residential buildings that receive a rating of seven or higher on the U.S. Department of Energy's Home Energy Score rating system based upon an assessment by a Home Energy Score Certified Assessor, to the satisfaction of the Development Services Director or designee.
Table 150.2-H: Single Family Requirements
Measures
Building Vintage
Pre-1978
1978-1991
Post-1991
Water Heating Package
Available*
Available*
Available*
Cool Roof
Available*
Available*
Available
R-38 Attic Insulation and Air Sealing
Available*
Available
Available
Duct Sealing
Available*
Available*
Available
New Ducts + Duct Sealing
Available*
Available
Available
Windows
Available
Available
Available
R-15 Wall Insulation
Available
Not applicable
Not applicable
Heat Pump Water Heater (HPWH)
Available
Available
Available
Heat Pump HVAC
Available
Available
Available
Heat Pump Clothes Dryer
Available
Available
Available
Induction Cooktop
Available
Available
Available
PV + Electric Ready Pre-Wire
Available*
Available*
Available
Note:
*
Measures that have been shown to be cost effective in this region.
Table 150.2-1: Single Family Measure Specifications
Water Heating Package: Add exterior insulation meeting a minimum of R-6 to existing storage water heaters. Insulate all accessible hot water pipes with pipe insulation a minimum of 3/4 inch thick. This includes insulating the supply pipe leaving the water heater, piping to faucets underneath sinks, and accessible pipes in attic spaces or crawlspaces. Upgrade fittings in sinks and showers to meet current California Green Building Standards Code (Title 24, Part 11) Section 4.303 water efficiency requirements.
Cool Roof: Install a cool roof. For steep-sloped roofs (ratio of rise to run greater than 2:12) install a roofing product rated by the Cool Roof Rating Council to have an aged solar reflectance equal to or greater than 0.25, and a thermal emittance equal to or greater than 0.75. For low- sloped roofs, install a roofing product meeting the requirements of Section 150.2(b)1 liia, and insulate the roof in accordance with Section 150.2(b)1 liib. Only areas of roof that are to be re- roofed are subject to the cool roof upgrade. All exceptions as stated in 2025 Title 24, Part 6, Section 150.2(b)1 li for steep slope roofs and 150.2(b)1 lii for low slope roofs are allowed.
R-38 Attic Insulation and Air Sealing.
Attic Insulation: Attic insulation shall be installed to achieve a weighted assembly U-factor of 0.026 or insulation installed at the ceiling level shall have a thermal resistance of R-38 or greater for the insulation alone. Recessed downlight luminaires in the ceiling shall be covered with insulation to the same depth as the rest of the ceiling. Luminaires not rated for insulation contact must be replaced or fitted with a fire-proof cover that allows for insulation to be installed directly over the cover. Existing R-19 insulation satisfies this requirement.
Air Sealing: Seal all accessible cracks, holes, and gaps in the building envelope at walls, floors, and ceilings. Pay special attention to penetrations including plumbing, electrical, and mechanical vents, recessed can light luminaires, and windows. Weather-strip doors if not already present. Verification shall be conducted following a prescriptive checklist that outlines which building aspects need to be addressed by the permit applicant and verified by an inspector. Compliance can also be demonstrated with blower door testing conducted by a certified ECC Rater no more than three years prior to the permit application date that either: a) shows at least a 30 percent reduction from pre-retrofit conditions; or b) shows that the number of air changes per hour at 50 Pascals pressure difference (ACH50) does not exceed ten for Pre-1978 vintage buildings, seven for 1978 to 1991 vintage buildings and five for post 1991 vintage buildings. If combustion appliances are located within the pressure boundary of the building, conduct a combustion safety test by a certified ECC Rater or a professional certified by the Building Performance Institute in accordance with the BPI Technical Standards for the Building Analyst Professional.
Duct Sealing: Air seal all space conditioning ductwork to meet the requirements of the 2025 Title 24, Part 6, Section 150.2(b)1E. The duct system must be tested by a certified ECC Rater no more than three years prior to the permit application date to verify the duct sealing and confirm that the requirements have been met. This measure may not be combined with the New Ducts + Duct Sealing measure in this Table.
New Ducts + Duct Sealing: Replace existing space conditioning ductwork with new R-8 ducts that meet the requirements of 2025 Title 24, Part 6, Section 150.0(m)11. This measure may not be combined with the Duct Sealing measure in this Table. To qualify, a preexisting measure must have been installed no more than three years before the covered single family project permit application date.
Windows: Replace all existing windows with high performance windows with an area-weighted average U-factor no greater than 0.30.
R-15 Wall Insulation: Install wall insulation in all exterior walls to achieve a weighted U-factor of 0.095 or install wall insulation in all exterior wall cavities that shall result in an installed thermal resistance of R-15 or greater for the insulation alone.
Heat Pump Water Heater (HPWH): Replace existing electric resistance or gas water heater with a heat pump water heater that meets the requirements of Sections 110.3 and 150.2(b)1, H.iii.b.
HVAC Heat Pump: Replace existing gas space heating system or all existing electric resistance heating systems with an electric heat pump system that meets the requirements of Sections 110.3, 150.2(b)1.C, 150.2(b)1.E, 150.2(b)1.F, and 150.2(b)1.G.
Heat Pump Clothes Dryer: Replace existing gas or electric resistance clothes dryer with a heat pump dryer with no resistance element and cap gas line.
Induction Cooktop: Replace existing gas and electric resistance stove top with an induction stove top and cap the gas line.
PV+ Electric Ready Pre-Wire: Install a solar PV system that meets the requirements of 2025 Title 24, Part 6, Section 150.1(c)14. The system shall be sized such that the estimated annual kWh production shall not exceed the projected annual kWh demand. Upgrade the panelboard serving the individual dwelling to provide circuit breaker spaces for a heat pump water heater, heat pump space heater, electric cooktop and electric clothes dryer with the capacities specified in California Energy Code Section 150.0 (n), (t), (u) and (v); or, provide electrical load calculations and appliance specifications for serving all of these end-uses with a minimum 100-amp panel. Install any two circuits for electric appliances from the list below:
1.
Heat Pump Water Heater Ready, as specified in Section 150.0(n)1
2.
Heat Pump Space Heater Ready, as specified in Section 150.0(t)
3.
Electric Clothes Dryer Ready, as specified in Section 150.0(v)
4.
Electric Cooktop Ready, as specified in Section 150.0(u)
5.
Energy Storage Systems (ESS) Ready, as specified in Section 150.0(s)
6.
EV Charger Ready. Install a dedicated 208/240-volt branch circuit as specified in the California Green Building Code, Title 24, Part 11, Section A4. 106.8.1, which otherwise applies to new construction
E. 
Section 180 of the California Energy Code is amended to add Section 180.5 as follows:
Section 180.5 - MULTIFAMILY ADDITIONS OR ALTERATIONS
The following requirements shall apply to the entire dwelling unit, not just the addition or altered portion. All additions and alterations of individual residential dwelling units (within the multifamily building), with a building permit valuation of $50,000 or higher shall include any one of the measures identified as Available in Table 180.5-A, Multifamily Requirements, where vintage shall refer to the year in which the building was originally permitted for construction. The measures shall be installed to the specifications in Table 180.5-B, Multifamily Measure Specifications. Existing measures that meet the specifications in Table 180.5-B may be used to satisfy the requirements.
Note: To the extent the provisions of Section 180.5 conflict with other provisions of the California Energy Code, then the most energy conserving provisions shall supersede and control.
Table 180.5-A: Multifamily Requirements
Measures
Building Vintage
Pre-1978
1978-1991
Post-1991
Water Heating Package
Available*
Available*
Available*
Cool Roof
Available*
Available*
Available
R-38 Attic Insulation and Air Sealing
Available*
Available
Available
Duct Sealing
Available*
Available*
Not applicable
New Ducts + Duct Sealing
Available*
Available
Available
Windows
Available
Available
Available
R-15 Wall Insulation
Available
Not applicable
Not applicable
Floor Insulation
Available
Not applicable
Not applicable
Heat Pump Water Heater (HPWH)
Available
Available
Available
Heat Pump HVAC
Available
Available
Available
Heat Pump Clothes Dryer
Available
Available
Available
Induction Cooktop
Available
Available
Available
PV + Electric Ready Pre-Wire
Available*
Available*
Available
Notes:
*
Measures that have been shown to be cost effective in this region.
Table 180.5-B: Multifamily Measure Specifications
Water Heating Package: Add exterior insulation meeting a minimum of R-6 to existing storage water heaters. Insulate all accessible hot water pipes with pipe insulation a minimum of 3/4 inch thick. This includes insulating the supply pipe leaving the water heater, piping to faucets underneath sinks, and accessible pipes in attic spaces or crawlspaces. Upgrade fittings in sinks and showers to meet current California Green Building Standards Code (Title 24, Part 11) Section 4.303 water efficiency requirements.
Cool Roof: Install a cool roof. For steep-sloped roofs (ratio of rise to run greater than 2:12) install a roofing product rated by the Cool Roof Rating Council to have an aged solar reflectance equal to or greater than 0.25, and a thermal emittance equal to or greater than 0.75. Low slope roofs (ratio of rise to run of 2:12 or less) shall meet the requirements of Section 180.2(b)1 li of 2019 Title 24, Part 6. All exceptions as stated in 2025 Title 24, Part 6, Section 180.2(b)1 li for low slope roofs and 180.2(b)1 lii for steep slope roofs are allowed.
R-38 Attic Insulation and Air Sealing
Attic Insulation: Attic insulation shall be installed to achieve a weighted assembly U-factor of 0.026 or insulation installed at the ceiling level shall have a thermal resistance of R-38 or greater for the insulation alone. Recessed downlight luminaires in the ceiling shall be covered with insulation to the same depth as the rest of the ceiling. Luminaires not rated for insulation contact must be replaced or fitted with a fire-proof cover that allows for insulation to be installed directly over the cover. Existing R-19 insulation satisfies this requirement.
Air Sealing: Seal all accessible cracks, holes, and gaps in the building envelope at walls, floors, and ceilings. Pay special attention to penetrations including plumbing, electrical, and mechanical vents, recessed can light luminaires, and windows. Weather-strip doors if not already present. Verification shall be conducted following a prescriptive checklist that outlines which building aspects need to be addressed by the permit applicant and verified by an inspector. Compliance can also be demonstrated with blower door testing conducted by a certified ECC Rater no more than three years prior to the permit application date that either: a) shows at least a 30 percent reduction from pre-retrofit conditions; or b) shows that the number of air changes per hour at 50 Pascals pressure difference (ACH50) does not exceed ten for Pre-1978 vintage buildings, seven for 1978 to 1991 vintage buildings and five for post 1991 vintage buildings. If combustion appliances are located within the pressure boundary of the building, conduct a combustion safety test by a certified ECC Rater or a professional certified by the Building Performance Institute in accordance with the BPI Technical Standards for the Building Analyst Professional.
Duct Sealing: Air seal all space conditioning ductwork to meet the requirements of 2025 Title 24, Part 6, Section 180.2(b)2Aiii. The duct system must be tested by a certified ECC Rater no more than three years prior to the low-rise multifamily covered project permit application date to verify the duct sealing and confirm that the requirements have been met.
New Ducts + Duct Sealing: Replace existing space conditioning ductwork with new R-8 ducts that meet the requirements of 2025 Title 24, Part 6, Section 160.3(b)5.K, with the exception that the maximum duct leakage be reduced from the current code requirement of 12 percent to five percent. To qualify, a preexisting measure must have been installed no more than three years before the low-rise multifamily covered project permit application date.
Windows: Replace all existing windows with high performance windows with an area-weighted average U-factor no greater than 0.32.
R-15 Wall Insulation: Install wall insulation in all exterior walls to achieve a weighted U-factor of 0.095 or install wall insulation in all exterior wall cavities that shall result in an installed thermal resistance of R-15 or greater for the insulation alone.
Floor Insulation: Install floor insulation in the floor cavity of all exterior raised floors to achieve a weighted U-factor of 0.037 or an installed thermal resistance of R-19 or greater for the insulation alone.
Heat Pump Water Heater (HPWH): Replace existing electric resistance or gas water heater with a heat pump water heater that meets the requirements of Sections 110.3 and 170.2(d)1.
HVAC Heat Pump: Replace existing gas space heating system or all existing electric resistance heating systems with an electric heat pump system that meets the requirements of Sections 110.3 and 170.2(c).
Heat Pump Clothes Dryer: Replace existing gas or electric resistance clothes dryer with a heat pump dryer with no resistance element and cap gas line.
Induction Cooktop: Replace existing gas and electric resistance stove top with an induction stove top and cap the gas line.
PV+ Electric Ready Pre-Wire: Install a solar PV system that meets the prescriptive requirements in Section 170.2(f). The system shall be sized such that the estimated annual kWh production shall not exceed the projected annual kWh demand. Upgrade the panelboard serving the individual dwelling to provide circuit breaker spaces for a heat pump water heater, heat pump space heater, electric cooktop and electric clothes dryer in accordance with Section 160.9(a); or, provide electrical load calculations and appliance specifications for serving all of these end-uses with a minimum 100-amp panel. Install any two circuits for electric appliances from the list below:
1.
Heat Pump Water Heater Ready, as specified in Section 160.9(e)
2.
Heat Pump Space Heater Ready, as specified in Section 160.9(b)
3.
Electric Clothes Dryer Ready, as specified in Section 160.9(d)
4.
Electric Cooktop Ready, as specified in Section 160.9(c)
5.
Energy Storage Systems (ESS) Ready, as otherwise specified for Single Family buildings in Section 150.0(s)
6.
EV Charger Ready. Install a dedicated 208/240-volt branch circuit as specified in the California Green Building Code, Title 24, Part 11, Section A4.106.8.1, which otherwise applies to single family new construction
F. 
Section 150.0(t) of the California Energy Code is hereby amended to read:
Section 150.0(t) Heat Pump Space Heater Ready.
Systems using gas or propane furnace to serve individual dwelling units shall include the following:
1.
A dedicated 240-volt branch circuit wiring shall be installed within 3 feet from the furnace and accessible to the furnace with no obstructions. The branch circuit conductors shall be rated at 30 amps minimum. The blank cover shall be identified as "240V ready". All electrical components shall be installed in accordance with the California Electrical Code.
2.
The main electrical service panel shall have a reserved space to allow for the installation of a double pole circuit breaker for a future heat pump space heater installation. The reserved space shall be permanently marked as "For Future 240V use".
3.
A designated exterior location for a future heat pump compressor unit that meets the requirements of Section 150.0(h)3 with either a drain or natural drainage for condensate.
G. 
Applicability. These requirements apply to all building permit applications filed on or after January 1, 2026 after approval by the California Energy Commission, or after the effective date, whichever is later.
(Ord. 2025-10, 9/24/2025; Ord. 2025-11, 9/24/2025)
There is adopted and incorporated by reference herein as the City's Historical Building Code for the purpose of prescribing regulations in the City of Encinitas to provide alternative building regulations for the rehabilitation, preservation, restoration, or relocation of designated historic buildings, the 2025 California Historical Building Code, Part 8, Title 24 of the California Code of Regulations, a portion of the 2025 California Building Standards Code, as defined in the California Health and Safety Code, Section 18901 et seq. (authorized by Health and Safety Code Sections 18950 through 18961). The California Historical Code is on file for public examination in the office of the Building Official.
(Ord. 2022-12; Ord. 2025-10, 9/24/2025)
There is adopted and incorporated by reference herein as the City's Existing Building Code for the purpose of prescribing regulations in the City of Encinitas to provide alternative building regulations for the rehabilitation, preservation, restoration, or relocation of existing buildings, the 2025 California Existing Building Code, Part 10, Title 24 of the California Code of Regulations, a portion of the 2025 California Building Standards Code, as defined in the California Health and Safety Code, Section 18901 et seq. The California Existing Code is on file for public examination in the office of the Building Official.
(Ord. 2022-12; Ord. 2025-10, 9/24/2025)
A. 
There is adopted and incorporated by reference herein as the City's Green Building Code for the purpose of prescribing regulations in the City of Encinitas for enhancing the design and construction of buildings, through the use of building concepts having a reduced negative impact or positive environmental impact and encouraging sustainable construction practices the 2025 California Green Building Standards Code, Part 11, Title 24 of the California Code of Regulations, a portion of the 2025 California Buildings Standards Code, as defined in the California Health and Safety Code, Section 18901 et seq., and the California Green Building Standards Code, 2025 Edition. Except as otherwise provided by this section of the City of Encinitas Municipal Code, all construction of buildings shall be in conformance with the 2025 California Building Standards Code and any rules and regulations promulgated pursuant thereto, including the California Green Building Standards Code, 2025 Edition, published by the California Building Standards Commission.
B. 
Section 202 DEFINITIONS, is hereby amended to add or modify the following definitions to the 2025 California Green Building Standards Code to read:
Newly Constructed Building (or New Construction) shall have the meaning defined in Title 24, Part 2, Chapter 2, Section 202, as amended.
C. 
Section 4.304.2 Graywater Systems is hereby added to the 2025 California Green Building Standards Code to read:
4.304.2 Graywater systems. Newly Constructed single-family dwelling units shall be preplumbed for a graywater system permitted and constructed in accordance with Chapter 15 of the California Plumbing Code and including a connection to a convenient location for integration of the graywater system with landscape irrigation systems and accepting graywater from all sources permissible in conformance with the definition of graywater as per Section 14876 of the California Water Code.
Exception:
A graywater system shall not be permitted where a qualified soils engineer determines in a written, stamped report, or a percolation test shows, that the absorption capacity of the soil at the project site is unable to accommodate the discharge of a graywater irrigation system.
D. 
Sections E through G cover Electric Vehicle Service Equipment requirements and includes the following sections:
E.
A4.106.8 Electric vehicle charging for new one- and two-family dwellings and townhouses with attached private garages.
F.
5.106.5.7 Additional electric vehicle charging equipment (EVCE) requirements for nonresidential buildings.
G.
Section 102.4: Electric vehicle service equipment streamlined permitting for AB 1236 compliance.
E. 
The first paragraph of Section A4.106.8 and the entirety of Section A4.106.8.1 are hereby added as amended to the 2025 California Green Building Standards Code as mandatory requirements to read:
A4.106.8 Electric vehicle (EV) charging for new construction. New construction shall comply with Section A4.106.8.1 to facilitate the installation and use of EV ready spaces. Electric vehicle supply equipment (EVSE) shall comply with the California Electrical Code.
A4.106.8.1 Electric vehicle charging for new one- and two-family dwellings and townhouses with attached private garages.
Tier 1 and Tier 2. For each dwelling unit a dedicated 208/240-volt branch circuit shall be installed in the raceway required by Section 4.106.4.1. The branch circuit and associated overcurrent protective device shall be rated at 40 amperes minimum. Other electrical components, including a receptacle or blank cover, related to this section shall be installed in accordance with the California Electrical Code.
A4.106.8.1.1 Identification. The service panel or subpanel circuit director shall identify the overcurrent protective device designated for future EV charging purposes as "EV READY" in accordance with the California Electrical Code. The receptacle or blank cover shall be identified as "EV READY."
F. 
Section 5.106.5.7 Additional Electric Vehicle Charger Requirements for Nonresidential Buildings, is hereby added to the 2025 California Green Building Standards Code Section to read:
5.106.5.7 Additional electric vehicle charging station requirements for nonresidential buildings.
1.
In addition to the requirements of Section 5.106.5.4, for any nonresidential alteration or addition that requires a building permit with a permit valuation of $500,000 or more as determined by the City of Encinitas Building Division, at least 8% of the total number of required parking spaces provided for all types of parking facilities allocated to the tenant space(s), but in no case less than one, shall be electric vehicle charging spaces (EV spaces). Each such space shall be equipped with, at a minimum, fully operational Level 2 electric vehicle supply equipment (EVSE). Calculations for the required number of EV spaces shall be rounded up to the nearest whole number. All EVSE and EV spaces shall be made available to all employees and patrons of the property in the same manner as other parking spaces. Refer to Sections 5.106.5.3.2 through 5.106.5.3.5 for design requirements.
2.
These requirements shall apply to mixed occupancy buildings as specified in Section 302.
Exceptions:
On a case-by-case basis, where the local enforcing agency has determined EV charging and infrastructure are not feasible based upon one or more of the following conditions:
1.
Where there is no local utility power supply or the local utility is unable to supply adequate power.
2.
Where there is evidence suitable to the local enforcing agency substantiating that additional local utility infrastructure design requirements, directly related to the implementation of Section 5.106.5.7, may adversely impact the construction cost of the project.
3.
Or other conditions as determined by the City.
G. 
Section 102.4, Electric Vehicle Charging Station Streamlined Permitting/AB 1236 and AB 790 Compliance, is hereby added to the 2025 California Green Building Standards Code Section to read: Section 102.4: Electric vehicle service equipment streamlined permitting for AB 1236 and AB 970 compliance.
102.4.1 Purpose. The purpose of this amendment is to promote and encourage the use of electric vehicles by creating an expedited, streamlined permitting process for electric vehicle charging stations while promoting public health and safety and preventing specific adverse impacts in the installation and use of such charging stations. This Chapter is also purposed to comply with California Government Code Sections 65850.7 and 65850.71, as modified.
102.4.2 Definitions. The following definitions shall apply to Section 102.4:
Electric Vehicle Charging Station or Charging Station. Any level of electric vehicle supply equipment station that is designed and built-in compliance with Article 625 of the California Electrical Code and delivers electricity from a source outside an electric vehicle into a plug-in electric vehicle.
Association. A nonprofit corporation or unincorporated association created for the purpose of managing a common interest development.
Checklist. The submittal checklist required by the City of Encinitas to be submitted with the permit application for an electric vehicle charging station to demonstrate compliance.
Specific, Adverse Impact. A significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.
Electronic Submittal. Submittal through the City's Customer Self Service Portal.
Feasible Method. A method to satisfactorily mitigate or avoid a specific, adverse impact including, but is not limited to, any cost-effective method, condition, or mitigation imposed by the city on another similarly situated application in a prior successful application for a permit.
102.4.3 Permit Application Processing. Section 102.4 applies to the permitting of all electric vehicle charging stations in the City of Encinitas.
A.
Prior to submitting an application for processing, the applicant shall verify that the installation of an electric vehicle charging station will not have specific, adverse impact to public health and safety and building occupants. Verification by the applicant includes but is not limited to: electrical system capacity and loads; electrical system wiring, bonding and overcurrent protection; building infrastructure affected by charging station equipment and associated conduits; areas of charging station equipment and vehicle parking.
B.
A permit application that satisfies the information requirements in the City's adopted checklist shall be deemed complete and be promptly processed. Upon confirmation by the Building Official that the permit application and supporting documents meets the requirements of the City adopted checklist and is consistent with all applicable laws and health and safety standards, the Building Official shall, consistent with Government Code Section 65850.7 and Section 65850.71, approve the application and issue all necessary permits. Such approval does not authorize an applicant to energize or utilize the electric vehicle charging station until approval is granted by the City. If the Building Official determines that the permit application is incomplete, he or she shall issue a written correction notice to the applicant, detailing all deficiencies in the application and any additional information required to be eligible for expedited permit issuance.
C.
Consistent with Government Code Section 65850.7, the Building Official shall allow for electronic submittal of permit applications and associated supporting documentations. In accepting such permit applications, the Building Official shall also accept electronic signatures on all forms, applications, and other documentation in lieu of a wet signature by any applicant.
102.4.4 Permit Application and Submittal Requirements.
A.
All electric vehicle charging stations shall meet applicable health and safety standards and requirements imposed by the state and the city.
B.
All documents required for the submission of an electric vehicle charging station application are available on the city website, including a checklist of submittal requirements for expedited review. Unless otherwise specified, the checklist shall be the most current version of the "Plug-In Electric Vehicle Infrastructure Permitting Checklist" of the "Zero-Emission Vehicles in California: Community Readiness Guidebook."
C.
Along with the Checklist, the applicant shall submit a site plan, accessibility details, and associated electrical plans as part of their submittal to the City.
D.
Electronic submittal of the required permit application and documents shall be made available to all electric vehicle charging station permit applicants. The permit application and associated documentation may be submitted to the Building Division by electronic submittal together with required permit processing and inspection fees. Electronic signature of the applicant on all forms, applications, and other documents may be used in lieu of a wet signature.
E.
Should this chapter conflict with any permit processing requirements specified in any other chapter of the Encinitas Municipal Code, this chapter shall take precedence.
1102.4.5 Permit Review and Issuance.
A.
The Development Services Department shall implement an administrative, nondiscretionary review process to expedite approval of electric vehicle charging stations.
B.
A permit application that satisfies the information requirements in the city's Checklist shall be deemed complete and be promptly processed per Government Code Section 6580.71.
C.
If an application is deemed incomplete, a written correction notice detailing all deficiencies in the application and any additional information or documentation required to be eligible for expedited permit issuance shall be sent to the applicant for resubmission.
D.
Upon confirmation by the Building Official that the permit application and supporting documents meets the Checklist and is consistent with all applicable laws and health and safety standards, the Building Official shall, consistent with Government Code Section 65850.7 and Section 65850.71, approve the application and issue all necessary permits. Such approval does not authorize an applicant to energize or utilize the electric vehicle charging station until final inspection approval is granted by the City.
102.4.6 Technical Review.
A.
It is the intent of this code to encourage the installation of electric vehicle charging stations by removing obstacles to permitting for charging stations so long as the action does not supersede the Building Official's authority to address higher priority life-safety situations.
B.
In the technical review of a charging station, consistent with Government Code Section 65850.7, the Building Official shall not condition the approval for any electric vehicle charging station permit on the approval of such a system by an Association, as that term is defined by Civil Code Section 4080.
102.4.7 Electric Vehicle Charging Station Installation Requirements.
A.
Electric vehicle charging station equipment shall meet the requirements of the California Electrical Code, the Society of Automotive Engineers, the National Electrical Manufacturers Association, and accredited testing laboratories such as Underwriters Laboratories, and rules of the Public Utilities Commission or a Municipal Electric Utility Company regarding safety and reliability.
B.
Installation of electric vehicle charging stations and associated wiring, bonding, disconnecting means and overcurrent protective devices shall meet the requirements of Article 625 and all applicable provisions of the California Electrical Code.
C.
Installation of electric vehicle charging stations shall be incorporated into the load calculations of all new or existing electrical services and shall meet the requirements of the California Electrical Code. Electric vehicle charging equipment shall be considered a continuous load.
D.
Anchorage of either floor-mounted or wall-mounted electric vehicle charging stations shall meet the requirements of the California Building or Residential Code as applicable per occupancy, and the provisions of the manufacturer's installation instructions. Mounting of charging stations shall not adversely affect building elements.
E.
If an electric vehicle charging station and any associated equipment interfere with, reduce, eliminate, or in any way impact the required parking spaces for existing uses, the City shall reduce the number of required parking spaces for the existing uses by the amount necessary to accommodate the electric vehicle charging station and any associated equipment.
H. 
Applicability. These requirements apply to all building permit applications filed on or after January 1, 2026 or the effective date, whichever is later.
(Ord. 2025-10, 9/24/2025; Ord. 2025-11, 9/24/2025)