TO: Board of Supervisors
FROM: Brian Bordona, Director of Planning, Building and Environmental Services
REPORT BY: David Giudice, Chief Building Official
SUBJECT: Introduction and Notice of Public Hearing for adoption of the 2025 California Building Standards Code
RECOMMENDATION
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Introduction and intent to adopt the 2025 California Building Standards Code as approved by the California Building Standards Commission, including the amendment of various chapters of Title 15 of the Napa County Code; and notice of a public hearing to be held on December 9, 2025, to consider the adoption of the 2025 Building Standards Code. (No Fiscal Impact)
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BACKGROUND
The State of California (California Building Standards Commission (CBSC)) officially adopted the 2025 California Building Standards Codes, Title 24, California Code of Regulations, in July of this year. The new codes will become mandatory on January 1, 2026. The Title 24 codes are updated and adopted every three years. This allows for the codes to improve and adjust to the newest materials, methods of construction, and technological advances in the industry, and provide improved response to natural disasters. The list below identifies the Title 24 Codes and the model codes upon which they are based, as applicable.
1) 2025 California Building Code (Title 24, Part 2), based on 2024 International Building Code (ICC).
2) 2025 California Residential Code (Title 24, Part 2.5), based on the 2024 International Residential Code (ICC).
3) 2025 California Electrical Code (Title 24, Part 3), based on the 2023 National Electrical Code (NFPA).
4) 2025 California Mechanical Code (Title 24, Part 4), based on the 2024 Uniform Mechanical Code (IAPMO).
5) 2025 California Plumbing Code (Title 24, Part 5), based on the 2021 Uniform Plumbing Code (IAPMO).
6) 2025 California Administrative Code (Title 24, Part 1).
7) 2025 California Energy Code (Title 24, Part 6).
8) 2025 California Wildland-Urban Interface Code (Title 24, Part 7) based on 2024 International Wildland-Urban Interface Code (ICC)
9) 2025California Historical Building Code (Title 24, Part 8).
10) 2025 California Existing Building Code (Title 24, Part
11). 2025 California Green Building Standards Code (Title 24, Part 11).
12) 2025 California Referenced Standards Code (Title 24, Part 12).
13) 2025 California Fire Code (Title 24, Part 9)
Compliance with the State Building Codes is mandatory pursuant to California Health and Safety Code Sections 17960 and 17961. The purpose of building codes is to establish minimum standards to safeguard the public health, safety, and general welfare, to ensure that buildings are constructed to minimum standards for the intended use, and to protect life, health, and property. With the adoption of the proposed ordinance and local amendments (Napa County Code Chapter 15, "Buildings and Construction"), Napa County will comply with State law as well as accommodate local conditions and procedures.
Building Code Adoption Process
The process for adopting the building code differs from the typical ordinance adoption procedure. Under California Government Code Section 6066, a two-step noticing process is required.
Step 1 - Introduction and Notice of Public Hearing
The first step involves introducing the ordinance and setting a date for the public hearing. Unlike a standard ordinance, this step requires formal notice rather than a public hearing at this stage.
Step 2 - Public Hearing and Adoption
The second step is the public hearing and adoption of the ordinance. This differs from the usual process, where adoption may occur on the consent calendar. For building code adoption, a public hearing is required, and notice of the hearing must be published in a newspaper of general circulation once a week for two successive weeks. The first publication must occur at least 14 days prior to the hearing.
Once adopted, the new building code requirements will apply to all building permit applications submitted on or after January 1, 2026.
Summary of Changes to State Code
The Building and Engineering divisions together with the Napa County Fire Marshal, reviewed the new codes over the last few months and evaluated potential impacts on building industry practices in Napa County. Commercial, industrial, non-residential, and residential construction requirements in the 2025 California Code of Regulations, Title 24 will not result in significant changes in the way buildings are constructed.
The following is a summary of notable changes in the State Codes:
Wildland Urban-Interface Code:
Chapter 7a of the California Residential Code was removed and a new stand-alone Title 24-Part 7 was created called the Wildland Urban-Interface Code. The new code replicates many of the codes contained in 7a.
Fire Alarm and Signaling Communication Systems:
Mandatory two-way communication systems are required for horizontal exits and stairways, with new standards aligning with NFPA 72.
Hazardous Materials:
Facilities manufacturing or storing lithium-ion batteries will have stricter occupancy classifications, requiring automatic sprinkler systems where they weren't previously mandated.
Egress Systems:
More robust requirements are introduced for smokeproof enclosures and expanded mandates for emergency power and illumination systems.
Exterior Wall Protection:
A new rule addresses the protection of exterior walls for stairways, building upon existing 180-degree rules.
Summary of Local Amendments
Local agencies are permitted to adopt amendments to the State Code if they can make certain findings, provided the local amendments are no less restrictive than State Code. The Planning, Building and Environmental Services Department and the County Fire Marshal's office are proposing a few minor amendments. The majority of amendments to the Napa County Code are corrections and updates to various code sections and deletions of the local code sections that are now less restrictive than the state codes.
Permit Expiration:
Improved clarity and flexibility for the administration of expired permits. New language was introduced to manage older permits that have expired without final inspections. Provides for reasonable discretion in setting the amount of fees to be charged to complete a permit rather than charging full fees and the creation of a new permit.
Permit Exemption:
Clarification language regarding work exempt from a permit. Kitchen and bathroom remodels often trigger electrical and plumbing upgrades. Language has been added to allow for like for like replacement of kitchen and bathroom cabinets does not require a permit, however if you modify or reconfigure cabinetry you will be required to obtain a permit and upgrade electrical and plumbing.
Removal of Fire Hardening Ordinances:
Removed local amendments to prior wild-land urban interface code Chapter 7a from the Residential and Building Code. This will be replaced with a new part 7 - Wildland Urban-Interface Code.
Local Fire Code Amendments
The following proposed changes to California Fire Code Part 9 are summarized as follows:
Inspection Documentation:
Authorizes the Fire Code Official to use photographic and video documentation during inspections and investigations. This improves record accuracy, promotes consistent enforcement, and strengthens the evidentiary basis for fire prevention and compliance actions.
Permit Procedures:
Establishes clear expiration timelines for permits and clarifies that permits are non-transferable and may be revoked or modified if project conditions change. These revisions improve transparency, accountability, and administrative efficiency.
Permanent and Built-In Fire Pits:
Creates standards for non-portable outdoor fire features, including setbacks of 15 feet for gas or propane units and 25 feet for wood-burning features. Requires installation per manufacturer specifications, prohibits use during Red Flag or high fire danger periods, and authorizes the Fire Code Official to order removal of unsafe installations.
Hydrant Requirements:
Updates requirements to reference the Napa County Fire Development Guidelines, ensuring adequate water supply throughout the County.
Elevator Safety:
Prohibits shunt-trip devices and automatic sprinklers in elevator hoist ways and machine rooms. This change prevents unintentional elevator shutdowns during fires and enhances occupant safety by requiring fire-resistive construction instead of electrical disconnect systems.
Automatic Fire Sprinkler Requirements:
This amendment lowers the sprinkler requirement threshold to 1,000 square feet and expands triggers to include major additions and structural remodels, while clarifying exceptions for small accessory and agricultural buildings.
Group R-3:
This amendment clarifies that guest cottages are now included under the existing requirement for automatic fire sprinkler systems in all one- and two-family dwellings, mobile homes, and manufactured homes, ensuring consistent residential fire protection across all dwelling types.
Exterior Waterflow Alarm:
Requires an exterior audible and visual waterflow alarm for every sprinklered building, allowing for faster detection and response during fire incidents.
Fire Alarm Wiring Standards:
Requires fire alarm wiring to be installed in metallic conduit or approved raceways to improve reliability and survivability of alarm circuits.
Photovoltaic (Solar) System Safety:
Requires a 10-foot vegetation clearance and noncombustible base beneath ground-mounted solar arrays to prevent ignition and improve firefighter safety.
Electrical Energy Storage Systems (ESS):
Clarifies safety standards for residential battery storage systems, ensuring installations comply with applicable sections of the Fire Code for safe operation.
Garage Sprinkler Standards:
Requires intermediate-temperature sprinkler heads in unconditioned garages to maintain sprinkler reliability in higher ambient temperatures.
Rural Water Supply Requirements:
Establishes water storage standards for properties not served by a municipal water system, based on NFPA 1142. Allows a 25 percent reduction in storage for sprinklered buildings, except in High or Very High Fire Severity Zones where no reduction is permitted.
Overall, these updates modernize Napa County’s Fire Code to reflect current fire science, state standards, and best practices. They improve life safety, streamline enforcement, reduce wildfire risk to homes, agricultural properties, and open space, and reinforce Napa County’s commitment to safety, resilience, and responsible development.
Public Outreach
Staff reached out to stakeholders in November, notifying construction professionals of the Code Changes. Notification of the changes in the Building Code and informational hand-outs have been provided in the Planning, Building, and Environmental Services (PBES) lobby for the past two months, and information has been posted on the department website.
FISCAL IMPACT
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Is there a Fiscal Impact? |
No |
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Is it Mandatory or Discretionary? |
Mandatory |
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Consequences if not approved: |
California Building Code will go into effect without local amendments |
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Additional Information |
Strategic Initiative: Build Healthy, Connected Communities; Champion Environmental Sustainability and Resilience |
ENVIRONMENTAL IMPACT
ENVIRONMENTAL DETERMINATION: The Board finds that the adoption of this ordinance will not have a significant effect on the environment and is exempt from the California Environmental Quality Act. [See Class 8 (“Actions by Regulatory Agencies for Protection of the Environment”) which may be found in the guidelines for the implementation of the California Environmental Quality Act at 14 CCR §15308]. Additionally, the proposed action is not a project as defined by 14 California Code of Regulations section 15378 (State CEQA Guidelines) and therefore CEQA is not applicable.