Bill Full Text
Home
-
Bills
-
Bill
-
Authors
-
Dates
-
Locations
-
Analyses
-
Organizations
<?xml version="1.0" ?>
<ns0:MeasureDoc xmlns:html="http://www.w3.org/1999/xhtml" xmlns:ns0="http://lc.ca.gov/legalservices/schemas/caml.1#" xmlns:ns3="http://www.w3.org/1999/xlink" xmlns:xsi="http://www.w3.org/2001/XMLSchema-instance" version="1.0" xsi:schemaLocation="http://lc.ca.gov/legalservices/schemas/caml.1# xca.1.xsd">
<ns0:Description>
<ns0:Id>20250SB__118298AMD</ns0:Id>
<ns0:VersionNum>98</ns0:VersionNum>
<ns0:History>
<ns0:Action>
<ns0:ActionText>INTRODUCED</ns0:ActionText>
<ns0:ActionDate>2026-02-18</ns0:ActionDate>
</ns0:Action>
<ns0:Action>
<ns0:ActionText>AMENDED_SENATE</ns0:ActionText>
<ns0:ActionDate>2026-03-23</ns0:ActionDate>
</ns0:Action>
</ns0:History>
<ns0:LegislativeInfo>
<ns0:SessionYear>2025</ns0:SessionYear>
<ns0:SessionNum>0</ns0:SessionNum>
<ns0:MeasureType>SB</ns0:MeasureType>
<ns0:MeasureNum>1182</ns0:MeasureNum>
<ns0:MeasureState>AMD</ns0:MeasureState>
</ns0:LegislativeInfo>
<ns0:AuthorText authorType="LEAD_AUTHOR">Introduced by Senator Allen</ns0:AuthorText>
<ns0:Authors>
<ns0:Legislator>
<ns0:Contribution>LEAD_AUTHOR</ns0:Contribution>
<ns0:House>SENATE</ns0:House>
<ns0:Name>Allen</ns0:Name>
</ns0:Legislator>
</ns0:Authors>
<ns0:Title>An act to add Sections 51188.5 and 65940.4 to the Government Code, relating to land use.</ns0:Title>
<ns0:RelatingClause>land use</ns0:RelatingClause>
<ns0:GeneralSubject>
<ns0:Subject>New developments: fire hazards: insurance requirements.</ns0:Subject>
</ns0:GeneralSubject>
<ns0:DigestText>
<html:p>Existing law, the Planning and Zoning Law, among other things, requires each public agency to compile one or more lists that specify in detail the information that will be required from any applicant for a development project.</html:p>
<html:p>This bill would require a developer, prior to seeking all the required land use approvals or entitlements necessary for the issuance of a building permit for a proposed development project in a high fire or very high fire hazard severity zone, as defined, to make a good faith effort to obtain a minimum of 2 insurance quotes, as provided, that contain estimates of the cost to insure the structures or units that will be built as part of the development project. The bill would require a city, county, or city and county to require a developer
to submit those insurance quotes as part of the applications for all the required land use approvals or entitlements, or to report that it was not able to obtain those insurance quotes. The bill would also require a developer to submit those insurance quotes to the Department of Real Estate and the Department of Insurance.</html:p>
<html:p>Existing law, the California Building Standards Law, continues into existence the California Building Standards Commission and requires the commission to approve and adopt building standards and to codify those standards in the California Building Standards Code.</html:p>
<html:p>This bill, on and after June 1, 2031, would require a developer of a new development that is unable to obtain the insurance quotes described above to ensure that a structure or unit located in a high fire hazard severity zone area meets the
applicable building standard requirements adopted by the commission for a very high fire hazard severity zone and that a structure or unit located in a very high fire hazard severity zone area meets the applicable highest level of wildfire building standards adopted by the Insurance Institute for Business and Home Safety.</html:p>
<html:p>By imposing new duties on local governments relating to the approval of new developments, the bill would impose a state-mandated local program.</html:p>
<html:p>This 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>
</ns0:DigestText>
<ns0:DigestKey>
<ns0:VoteRequired>MAJORITY</ns0:VoteRequired>
<ns0:Appropriation>NO</ns0:Appropriation>
<ns0:FiscalCommittee>YES</ns0:FiscalCommittee>
<ns0:LocalProgram>YES</ns0:LocalProgram>
</ns0:DigestKey>
<ns0:MeasureIndicators>
<ns0:ImmediateEffect>NO</ns0:ImmediateEffect>
<ns0:ImmediateEffectFlags>
<ns0:Urgency>NO</ns0:Urgency>
<ns0:TaxLevy>NO</ns0:TaxLevy>
<ns0:Election>NO</ns0:Election>
<ns0:UsualCurrentExpenses>NO</ns0:UsualCurrentExpenses>
<ns0:BudgetBill>NO</ns0:BudgetBill>
<ns0:Prop25TrailerBill>NO</ns0:Prop25TrailerBill>
</ns0:ImmediateEffectFlags>
</ns0:MeasureIndicators>
</ns0:Description>
<ns0:Bill id="bill">
<ns0:Preamble>The people of the State of California do enact as follows:</ns0:Preamble>
<ns0:BillSection id="id_846C9E66-5787-4ADA-A057-9B1AFF8CD114">
<ns0:Num>SECTION 1.</ns0:Num>
<ns0:ActionLine action="IS_ADDED" ns3:href="urn:caml:codes:GOV:caml#xpointer(%2Fcaml%3ALawDoc%2Fcaml%3ACode%2F%2Fcaml%3ALawSection%5Bcaml%3ANum%3D'51188.5'%5D)" ns3:label="fractionType: LAW_SECTION" ns3:type="locator">
Section 51188.5 is added to the
<ns0:DocName>Government Code</ns0:DocName>
, to read:
</ns0:ActionLine>
<ns0:Fragment>
<ns0:LawSection id="id_D4A7CF68-E49C-4285-BC67-73420319ECF9">
<ns0:Num>51188.5.</ns0:Num>
<ns0:LawSectionVersion id="id_658AC321-DA2E-413F-B983-E64A1476A385">
<ns0:Content>
<html:p>
(a)
<html:span class="EnSpace"/>
On and after June 1, 2031, a developer of a new development located in a high fire hazard severity zone or in a very high fire hazard severity zone that is unable to obtain the insurance quotes required by Section 65940.4 shall ensure that a structure or unit located in that development is built to meet the following requirements:
</html:p>
<html:p>
(1)
<html:span class="EnSpace"/>
A structure or unit located in a high fire hazard severity zone area shall meet the applicable building standard requirements adopted by the California Building Standards Commission for a very high fire hazard severity zone.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
A structure or unit located in a very high fire hazard severity zone area shall meet the applicable highest level
of wildfire building standards adopted by the Insurance Institute for Business and Home Safety, including, for an individual residential unit, the Wildfire Prepared Home Plus designation.
</html:p>
<html:p>
(b)
<html:span class="EnSpace"/>
Notwithstanding subdivision (i) of Section 51177, for purposes of this section, the phrase “high fire hazard severity zone” or “very high fire hazard severity zone” means an area designated as a high fire hazard severity zone or as a very high fire hazard severity zone, as applicable, by the State Fire Marshal pursuant to Article 9 (commencing with Section 4201) of Chapter 1 of Part 2 of Division 4 of the Public Resources Code or by a local agency pursuant to this chapter.
</html:p>
</ns0:Content>
</ns0:LawSectionVersion>
</ns0:LawSection>
</ns0:Fragment>
</ns0:BillSection>
<ns0:BillSection id="id_BE96F7B9-5BD8-4E7D-BD52-AD68E69DFF53">
<ns0:Num>SEC. 2.</ns0:Num>
<ns0:ActionLine action="IS_ADDED" ns3:href="urn:caml:codes:GOV:caml#xpointer(%2Fcaml%3ALawDoc%2Fcaml%3ACode%2F%2Fcaml%3ALawSection%5Bcaml%3ANum%3D'65940.4'%5D)" ns3:label="fractionType: LAW_SECTION" ns3:type="locator">
Section 65940.4 is added to the
<ns0:DocName>Government Code</ns0:DocName>
, to read:
</ns0:ActionLine>
<ns0:Fragment>
<ns0:LawSection id="id_B2E1EE1C-CA70-4638-9832-9EA54FD98CAC">
<ns0:Num>65940.4.</ns0:Num>
<ns0:LawSectionVersion id="id_7430DF1C-4FDA-455B-A16C-B3698F387671">
<ns0:Content>
<html:p>
(a)
<html:span class="EnSpace"/>
A developer, prior to seeking all the required land use approvals or entitlements necessary for the issuance of a building permit for a proposed development project in a high fire or very high fire hazard severity zone, shall make a good faith effort to obtain quotes from a minimum of two private admitted insurance companies that contain estimates of the cost to insure the structures or units that will be built as part of the development project.
</html:p>
<html:p>
(b)
<html:span class="EnSpace"/>
Notwithstanding any other law, a city, county, or city and county shall require a developer to submit any insurance quotes that it obtains as part of the applications for all the required land use approvals or entitlements necessary for the issuance of the building permit for a development
project proposed in a high fire or very high fire hazard severity zone. If the developer is not able to obtain insurance quotes from at least two private admitted insurance companies, the developer shall report that information on its applications for the development project.
</html:p>
<html:p>
(c)
<html:span class="EnSpace"/>
If the developer makes any changes to the development project that would reasonably be considered to affect the cost of insurance for those structures or units, the developer shall obtain updated insurance quotes from private admitted insurers, if possible, and submit that information to the city, county, or city and county.
</html:p>
<html:p>
(d)
<html:span class="EnSpace"/>
(1)
<html:span class="EnSpace"/>
The developer shall submit any insurance quotes that it receives pursuant to this section to the Department of Real Estate and the Department of Insurance.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
The developer or owner shall
also disclose the most recently updated insurance quotes, or the inability to obtain at least two quotes from admitted insurers, to a potential buyer or renter of a structure or unit prior to finalizing a sales or rental agreement.
</html:p>
<html:p>
(e)
<html:span class="EnSpace"/>
For purposes of this section, the phrase “high fire hazard severity zone” or “very high fire hazard severity zone” means an area designated as a high fire hazard severity zone or as a very high fire hazard severity zone, as applicable, by the State Fire Marshal pursuant to Article 9 (commencing with Section 4201) of Chapter 1 of Part 2 of Division 4 of the Public Resources Code or by a local agency pursuant to Chapter 6.8 (commencing with Section 51175) of Part 1 of Division 1 of Title 5.
</html:p>
</ns0:Content>
</ns0:LawSectionVersion>
</ns0:LawSection>
</ns0:Fragment>
</ns0:BillSection>
<ns0:BillSection id="id_84BF3F2B-4D4E-433C-8CE9-0548F0BEB2D8">
<ns0:Num>SEC. 3.</ns0:Num>
<ns0:Content>
<html:p> The Legislature finds and declares that Sections 1 and 2 of this act adding Sections 51188.5 and 65940.4 to the Government Code address a matter of statewide concern rather than a municipal affair as that term is used in Section 5 of Article XI of the California Constitution. Therefore, Sections 1 and 2 of this act apply to all cities, including charter cities.</html:p>
</ns0:Content>
</ns0:BillSection>
<ns0:BillSection id="id_BB6EEFDF-72EA-4D0D-BFC9-94BBFEA91F85">
<ns0:Num>SEC. 4.</ns0:Num>
<ns0:Content>
<html:p>
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.
</html:p>
</ns0:Content>
</ns0:BillSection>
</ns0:Bill>
</ns0:MeasureDoc>