Agenda Item No: M.1
AGENDA REPORT
DATE: November 18, 2025
TO: Mayor and Council
FROM: David Gassaway, City Manager
SUBJECT: Ordinance 2025-10 CD Building Standards Code Adoption
Repealing and Replacing Chapter 5 of the City Of Fairfield Municipal Code (Also Known as the Building and Housing Code of the City of Fairfield), Adopting by Reference Title 24, of the 2025 California Code of Regulations, Known Collectively as the Californ ia Building Standards Code; Respectively Part 2, California Building Code; Part 2.5, California Residential Building Code; Part 3, California Electrical Code; Part 4, California Mechanical Code; Part 5, California Plumbing Code; Part 6, California Energy Code; Part 7, California Wildland Urban Interface Code; Part 8, California Historical Building Code; Part 9, California Fire Code (as Amended in Chapter 8 of the City of Fairfield Municipal Code); Part 10, California Existing Building Code; Part 11, Califor nia Green Building Standards Code (C ALGreen Code); Part 12, California Referenced Standards Code, and Also Adopting the 2024 International Property Maintenance Code, and Supplementary Secondary References
Funding Source: N/A
Contact: Jeff Thomas, (707) 428-7442
RECOMMENDED ACTION
Hold public hearing; provide second reading and adopt Ordinance 2025-10.
STATEMENT OF ISSUE
On January 1, 2026, the 2025 California Building Standards Code (2025 Code) will become effective in all cities and counties in the State, regardless of whether they adopt said Code. On July 1, 2025, publication of the California Building Standards Code set in motion the 180 -day adoption cycle. Within this cycle period, California State law permits the adoption of the State Building Standards Code with local amendments. The State requires mos t amendments to be based on local climatic, topographic, or geological conditions of the jurisdiction to preserve public health, safety, and welfare.
DISCUSSION
Residents, businesses, builders, and designers have come to expect certain historical construction considerations due to the City’s regional proximity to faults and subjugation to earthquakes. As such, the historically associated local amendments are not proposed to be modified, except for the requirement to replace Federal Pacific or Zinsco elec trical panels if additional electrical loads are proposed to be added.
We have these panels in the city, and they have shown a history of failure, causing fires and electrocutions. As the increase in electrical needs on older panels rises, the potential f or failure of these panels may increase. Like other cities in the State and around the country, this code amendment would require any Federal Pacific or Zinsco electrical panel to be replaced if modified or loads added . For example, if solar was added to a home with one of these electrical panels, the panel would need to be replaced.
While this will be an added expense, it does reduce the potential risk and increase fire and life safety within the city. Additionally, some insurance companies are requiring replacement or increasing property insurance rates on homes and apartments that have these panels . Further, some homes do not qualify for solar due to their existing panel size (100 amps) being too small, and its proximity to the gas meter (within 10 feet) not allowing replacement. Pacific Gas and Electric Company (PG&E) does not allow electrical panels to be replaced within 10 feet of a gas meter, unless it is a safety issue or as directed by the jurisdiction. This amendment would, in effect, allow solar power on homes with these electrical panels that are within 10 feet of the gas meter.
While the State is mandating the adoption of the 2025 Code, the council and the public should be aware of one very notable change from the previous Code version. The most notable change is the addition of a new Part 7, California Wildland Urban Interface (WUI) Code, to the California Building Standards Code.
The WUI Code addresses high -fire area construction standards, commonly referred to as hardening, for the constructi on of structures within these areas. These hardening construction standards increase their ability to withstand exterior fire. Some typical construction hardening required in a WUI high fire area are:
One-hour rated exterior construction
Class A fire-resistant roofing materials/assemblies
Specialty attic and raised floor ventilation requirements Tempered windows
Vegetation restrictions and management requirements
In addition to this change, the State Fire Marshall’s Office recently updated the State’s High Fire Maps. These updated maps now include approximately 30% of the city that will be affected by the High Fire construction standards. The areas are concentrated in the Western, Northern, and Eastern areas of the city. Prior to this year, the city did not have any high fire area designations.
These changes will increase construction costs for the structures in those areas.
One other notable item is a new assembly bill (AB), AB 130 . While it addresses other areas of development outside building code im plications, AB 130 mandates Building Departments to allow for applications for single-family dwelling permits in a subdivision, applied for on approved residential master plans, to have a 10 -year expiration date . It also does not allow Building Departments to make the Building Standards Code more restrictive, except for fire and life safety issues. For example, jurisdictions cannot increase energy savings requirements beyond the minimum required per code except for previously adopted restrictions. These are intended to make building homes more affordable.
Regarding environmental determination, the adoption of this ordinance is exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines section 15061(b)(3). This exemption applies where it can be seen with certainty, there is no possibility that the activity in question may have a significant effect on the environment.
FINANCIAL IMPACT
No new financial impacts on the City of Fairfield are anticipated from the implementation of this ordinance. However, it is anticipated that the new code changes, especially those noted above, will have a substantial impact on the cost of construction, especially new residences in high fire areas.
PUBLIC CONTACT/ADVISORY BODY RECOMMENDATION
Public hearing notices were published in the Daily Republic on Wednesday, October 2 2, 2025, and Wednesday, November 5, 2025. As of the writing of this report we have not received any correspondence on this ordinance.
ALTERNATIVE ACTION
The council may choose not to adop t the proposed ordinance regarding the 2025 Code. If not adopted, the 2025 Code referenced herein will go into effect regardless, per the state mandate.
However, it will not allow local amendments to said codes to address the specific safety and well- being of the citizens of Fairfield.
COORDINATED WITH
City Attorney’s Office
STAFF CONTACT
Jeff Thomas, Chief Building Official
(707) 428-7442
[email protected]
ATTACHMENTS
Attachment 2: Proposed Ordinance