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<ns0:Id>20250AB__173899INT</ns0:Id>
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<ns0:Action>
<ns0:ActionText>INTRODUCED</ns0:ActionText>
<ns0:ActionDate>2026-02-05</ns0:ActionDate>
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<ns0:SessionYear>2025</ns0:SessionYear>
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<ns0:AuthorText authorType="LEAD_AUTHOR">Introduced by Assembly Member Carrillo</ns0:AuthorText>
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<ns0:Legislator>
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<ns0:Name>Carrillo</ns0:Name>
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<ns0:Title> An act to add Section 17970.9 to the Health and Safety Code, relating to housing. </ns0:Title>
<ns0:RelatingClause>housing</ns0:RelatingClause>
<ns0:GeneralSubject>
<ns0:Subject>State Housing Law: remote inspections.</ns0:Subject>
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<html:p>Existing law, the State Housing Law, establishes statewide construction and occupancy standards for buildings used for human habitation. Existing law requires the building department of every city or county to enforce the provisions of the State Housing Law, the State Building Standards Code, and other specified rules and regulations promulgated pursuant to the State Housing Law pertaining to standards for buildings used for human habitation. Existing law, in the event of nonenforcement of the provisions of the State Housing Law, the State Building Standards Code, and the other rules and regulations promulgated pursuant to the State Housing Law, requires the Department of Housing and Community Development (HCD) to enforce these provisions, as provided. Existing law authorizes an officer, employee, or agent of an enforcement agency to enter and inspect any building or premises whenever
necessary to secure compliance with, or prevent a violation of, any provision of the State Housing Law, the building standards published in the State Building Standards Code, and other rules and regulations promulgated pursuant to the provisions of the State Housing Law. Existing law provides certain immunities to a public entity or employee immunity relative to an inspection or license, as provided.</html:p>
<html:p>This bill would require a city, including a charter city, county, or city and county to offer a homeowner the option of requesting remote inspections for all or a subset of an inspection required by a building permit for specified works in one- or 2-family dwelling units, by July 1, 2027, as provided. The bill would apply the above-described immunities to remote inspections. The bill would authorize these local agencies, at their discretion, to set up a process to perform onsite audits to confirm that a homeowner accurately represented the work subject to the remote
inspection and to temporarily ban the homeowner from using the remote inspection if the homeowner is found to have willfully misrepresented the work, as provided. The bill would require these local agencies, by July 1, 2027 and annually thereafter, to provide a report to HCD that confirms that these local agencies have implemented remote inspections in compliance with these provisions and authorize HCD to post these reports on its internet website. The bill would authorize HCD to request information from these local agencies in order to assess whether these local agencies are in compliance with these provisions, to post this information on the HCD’s internet website, and to take appropriate enforcement action to ensure compliance with these provisions. By imposing new duties on local agencies, the bill would impose a state-mandated local program.</html:p>
<html:p>The bill would include findings that changes proposed by this bill address a matter of statewide concern
rather than a municipal affair and, therefore, apply to all cities, including charter cities.</html:p>
<html:p>The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement.</html:p>
<html:p>This bill would provide that no reimbursement is required by this act for a specified reason.</html:p>
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<ns0:Preamble>The people of the State of California do enact as follows:</ns0:Preamble>
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<ns0:Num>SECTION 1.</ns0:Num>
<ns0:Content>
<html:p>The Legislature finds and declares all of the following:</html:p>
<html:p>
(a)
<html:span class="EnSpace"/>
California faces a housing affordability crisis where every unnecessary cost and time increase compounds the challenge of building homes.
</html:p>
<html:p>
(b)
<html:span class="EnSpace"/>
A meaningful portion of the staff time at a building department is spent inspecting simple home renovations, which takes time away from the more urgent need for getting new housing built and drives up the cost that families face in making improvements to their homes, including in adding additional dwelling units.
</html:p>
<html:p>
(c)
<html:span class="EnSpace"/>
The City of Palo Alto found in a recent audit that the most critical issue in the permit
process is the long lead time for building inspections, which is typically about two weeks between request and inspection.
</html:p>
<html:p>
(d)
<html:span class="EnSpace"/>
Many homeowners and contractors circumvent permitting processes altogether for home renovation projects. A 2019 Public Utilities Commission report found just one-third of heating, ventilation, and air conditioning systems changeouts had permits.
</html:p>
<html:p>
(e)
<html:span class="EnSpace"/>
The COVID-19 pandemic disrupted the operations of local jurisdictions across the country, forcing many building inspection departments to pivot to remote inspections for routine building inspections.
</html:p>
<html:p>
(f)
<html:span class="EnSpace"/>
Remote virtual inspections (RVIs) are becoming increasingly widespread, both in California and the rest of the country, with over a dozen municipalities in California currently offering remote inspections for at least one type of permit.
</html:p>
<html:p>
(g)
<html:span class="EnSpace"/>
Remote virtual inspections can reduce travel costs and free up time for building inspectors, speed up permitting timelines, reduce the cost of renovations, improve building inspector safety, and streamline disaster recovery by reducing permit delays and reducing work backlogs.
</html:p>
<html:p>
(h)
<html:span class="EnSpace"/>
The International Code Council (ICC) has issued best practices for remote inspections, and the National Fire Protection Association and federal Department of Housing and Urban Development have also issued remote inspection standards.
</html:p>
<html:p>
(i)
<html:span class="EnSpace"/>
According to the ICC, “all inspections may qualify for an RVI, depending on the authority having jurisdiction’s resources and policies.”
</html:p>
<html:p>
(j)
<html:span class="EnSpace"/>
The oversight of permitting and inspections is a matter of statewide concern and is
not a municipal affair as that term is used in Section 5 of Article XI of the California Constitution. Therefore, Section 2 of this act adding Section 17970.9 to the Health and Safety Code applies to all cities, including charter cities.
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<ns0:Num>SEC. 2.</ns0:Num>
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Section 17970.9 is added to the
<ns0:DocName>Health and Safety Code</ns0:DocName>
, to read:
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<ns0:Num>17970.9.</ns0:Num>
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<html:p>
(a)
<html:span class="EnSpace"/>
By July 1, 2027, a city, including a charter city, county, or city and county shall offer a homeowner the option of requesting a remote inspection, with the inspection conducted offsite and the homeowner being able to use either videoconferencing or recorded photos and videos for all or a subset of inspection required by a building permit for any the following in single- or two-family dwelling units:
</html:p>
<html:p>
(1)
<html:span class="EnSpace"/>
Residential and commercial water heaters.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
Residential heating, ventilation, and air conditioning systems (HVAC).
</html:p>
<html:p>
(3)
<html:span class="EnSpace"/>
Residential and commercial reroofs.
</html:p>
<html:p>
(4)
<html:span class="EnSpace"/>
Minor residential electrical work, including all of the following:
</html:p>
<html:p>
(A)
<html:span class="EnSpace"/>
Main and subservice panels.
</html:p>
<html:p>
(B)
<html:span class="EnSpace"/>
Rewire work.
</html:p>
<html:p>
(C)
<html:span class="EnSpace"/>
Whole-house fans.
</html:p>
<html:p>
(D)
<html:span class="EnSpace"/>
Ceiling fans.
</html:p>
<html:p>
(E)
<html:span class="EnSpace"/>
New electrical circuits.
</html:p>
<html:p>
(5)
<html:span class="EnSpace"/>
Residential plumbing work, including all of the following:
</html:p>
<html:p>
(A)
<html:span class="EnSpace"/>
Sewer repair and replacement.
</html:p>
<html:p>
(B)
<html:span class="EnSpace"/>
Replumbing of supply and drainage piping.
</html:p>
<html:p>
(C)
<html:span class="EnSpace"/>
Fixture replacement.
</html:p>
<html:p>
(6)
<html:span class="EnSpace"/>
Photovoltaic and energy storage systems.
</html:p>
<html:p>
(7)
<html:span class="EnSpace"/>
Smoke and carbon monoxide detectors.
</html:p>
<html:p>
(8)
<html:span class="EnSpace"/>
Accessory dwelling units or junior accessory dwelling units under 800 square feet.
</html:p>
<html:p>
(9)
<html:span class="EnSpace"/>
Home hardening and defensible space, including improvements to comply with the California Wildland-Urban Interface Code (Part 7 of Title 24 of the California Code of Regulations).
</html:p>
<html:p>
(b)
<html:span class="EnSpace"/>
By July 1, 2027, a city, including a charter city, county, or city and country shall offer a homeowner the option of requesting a remote inspection with the inspection conducted offsite and the homeowner being able to use either videoconferencing or recorded photos and videos, for all or a subset of the inspections required by a building permit for any of the following in single- or
two-family dwelling units, subject to the discretion of the building inspector:
</html:p>
<html:p>
(1)
<html:span class="EnSpace"/>
Drywall.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
Exterior siding.
</html:p>
<html:p>
(3)
<html:span class="EnSpace"/>
Insulation.
</html:p>
<html:p>
(4)
<html:span class="EnSpace"/>
Signs.
</html:p>
<html:p>
(5)
<html:span class="EnSpace"/>
Window replacements.
</html:p>
<html:p>
(6)
<html:span class="EnSpace"/>
Light foundations and footings.
</html:p>
<html:p>
(7)
<html:span class="EnSpace"/>
Fireplace inserts.
</html:p>
<html:p>
(8)
<html:span class="EnSpace"/>
Patios or decks.
</html:p>
<html:p>
(9)
<html:span class="EnSpace"/>
Temporary power poles.
</html:p>
<html:p>
(10)
<html:span class="EnSpace"/>
Demolition.
</html:p>
<html:p>
(11)
<html:span class="EnSpace"/>
Removing gas
lines.
</html:p>
<html:p>
(12)
<html:span class="EnSpace"/>
Residential additions under 800 square feet.
</html:p>
<html:p>
(13)
<html:span class="EnSpace"/>
Storage sheds under 800 square feet.
</html:p>
<html:p>
(c)
<html:span class="EnSpace"/>
A city, charter city, county, or city and county may keep a digital record of the remote inspection conducted pursuant to subdivision (a) or (b) for later review, training, or compliance.
</html:p>
<html:p>
(d)
<html:span class="EnSpace"/>
If a homeowner fails a remote inspection required by a building permit conducted pursuant to subdivision (a) or (b), a building inspector may, at their discretion, conduct future inspections required by that building permit remotely or in person.
</html:p>
<html:p>
(e)
<html:span class="EnSpace"/>
A city, including a charter city, county, or city and county shall offer a remote inspection at no greater cost and with no greater delay than in-person
inspection.
</html:p>
<html:p>
(f)
<html:span class="EnSpace"/>
All liabilities and immunities, including, but not limited to, the immunities provided in Sections 818.4, 818.6, and 821.2 of the Government Code, applicable to cities, including charter cities, counties, and cities and counties and their employees shall apply to a remote inspection.
</html:p>
<html:p>
(g)
<html:span class="EnSpace"/>
(1)
<html:span class="EnSpace"/>
A city, including a charter city, county, or city and county may, at their discretion, set up a process to perform onsite audits to confirm that a homeowner accurately represented the work that is subject of a remote inspection. If the homeowner is found to have willfully misrepresented the work that is the subject of a remote inspection, a city, including a charter city, county, or city and county may temporarily ban the homeowner from using a remote inspection.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
A city, including a
charter city, county, or city and county, may enter into agreements with other cities, including charter cities, counties, or cities and counties to enforce each other’s temporary homeowner bans.
</html:p>
<html:p>
(h)
<html:span class="EnSpace"/>
(1)
<html:span class="EnSpace"/>
By July 1, 2027 and annually thereafter, a city, including a charter city, county, or city and county shall provide a report to the department that confirms that it has implemented a remote inspection program in compliance with this section. The report shall include both of the following:
</html:p>
<html:p>
(A)
<html:span class="EnSpace"/>
The number of inspections for different types of permits that are done remotely and in person.
</html:p>
<html:p>
(B)
<html:span class="EnSpace"/>
The failure rates of each inspection.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
The department may determine the form of the report required by paragraph (1).
</html:p>
<html:p>
(3)
<html:span class="EnSpace"/>
The department may request information from a city, including a charter city, county, or city and county, in order to assess whether the city, county, or city and county is in compliance with this section.
</html:p>
<html:p>
(4)
<html:span class="EnSpace"/>
The department may post the information described in paragraph (1) on its internet website and take appropriate enforcement action to ensure compliance with this section.
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<ns0:Num>SEC. 3.</ns0:Num>
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No reimbursement is required by this act pursuant to Section 6 of Article XIII
<html:span class="ThinSpace"/>
B of the California Constitution because a local agency or school district has the authority to levy service charges, fees, or assessments sufficient to pay for the program or level of service mandated by this act, within the meaning of Section 17556 of the Government Code.
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