Los Gatos council adopts 2025 building‑code update and approves reach‑code option to encourage heat pumps

The Los Gatos Town Council on Nov. 4 adopted the updated 2025 California building and fire codes and introduced a local ordinance that would implement optional “reach” code provisions to encourage air‑conditioner to heat‑pump replacements and modest electrical readiness work during renovations.

Staff told the council the California Building Standards Commission issues new model codes every three years and that Assembly Bill 130 (AB 130) temporarily limits local amendments for residential construction; the town may still adopt amendments justified by local conditions or safety needs. The council’s ordinance also incorporates the newly adopted International Wildland‑Urban Interface (WUI) code and applies those requirements across the town’s mapped moderate, high and very‑high fire severity zones.

The draft local reach provisions discussed by staff include two main options: a required path for more efficient replacements when walls are opened (electrical ‘readiness’) and a pathway that encourages replacing air conditioners with electric heat pumps at time of replacement. Staff emphasized that the reach codes would not ban gas appliances, would not require panel or service upgrades, and would exempt projects that in practice trigger panel or service upgrades.

“What we’re aiming to do is identify practical moments — when the walls are open or replacement already occurs — to enable future electrification without putting undue burdens on homeowners,” a staff presenter said during the meeting. Silicon Valley Clean Energy’s Tony Yulo told the council his organization currently offers a standard rebate of $2,500 per heat‑pump installation, and up to $3,500 for income‑qualified households.

Supporters from local youth climate groups and the Sierra Club urged the council to adopt the reach codes, arguing that heat‑pump adoption reduces greenhouse gases and household energy costs. Business and realtor representatives asked staff to make the ordinance language and exemptions clearer for homeowners and realtors, particularly to reassure residents that costly panel or underground service work would not be triggered by the reach code itself.

Council member Risto moved to adopt a resolution confirming the town’s greenhouse‑gas policy and to introduce an ordinance replacing chapters 6 and 9 of the town code with the 2025 California building, fire and reach codes as amended. The council voted unanimously to move the ordinance forward.

What happens next: the council introduced the ordinance by title only at the Nov. 4 meeting. If approved in subsequent proceedings, the amended codes will take effect in line with the state’s schedule ahead of the Jan. 1, 2026 effective date for the 2025 codes. Staff also plans public‑facing materials in clear language for homeowners, realtors and contractors to explain exemptions, rebates and implementation steps.