California SB 382: New Home Seller Disclosure Requirements for 2026 🔥🏡

What Is SB 382 & Why Does It Matter?

If you're planning to sell a single-family home in California after January 1, 2026, you’ll need to comply with SB 382, a new law requiring sellers to disclose:

1️⃣ Electrical System Risks – Sellers must provide a written notice advising buyers to get a professional inspection of the main electrical panel, subpanels, and wiring to identify fire risks or insurance issues.

2️⃣ Gas Appliance Replacement Rules – Sellers must disclose any state or local requirements that could mandate replacing gas-powered appliances with electric alternatives in the future.

This law is part of California’s push toward electrification and fire safety, helping buyers make informed decisions about their future home.

How SB 382 Affects Home Sellers & Buyers

🔹 For Sellers: You’ll need to include these new disclosures in your real estate transaction paperwork. If your home has outdated electrical systems or gas-powered appliances, buyers might negotiate repairs or replacements.

🔹 For Buyers: This law gives you better protection when purchasing a home, ensuring you're aware of any potential electrical hazards or future costs related to California’s move toward all-electric homes.

Who Is Exempt from SB 382?

🏗️ New homes (built within the last three years) are exempt from the electrical system disclosure requirement. However, all sellers must disclose known gas appliance replacement regulations in their area.

What Does This Mean for Homes in San Francisco, Oakland & Berkeley?

Each city has its own gas appliance phase-out policies that could impact sellers:

🔹 San Francisco: SF has a natural gas ban in new construction and offers incentives for home electrification. More info: SF Environment’s Guide to Electrification

🔹 Oakland: The city is phasing out gas in new buildings, and future retrofits may require full electrification. Check Oakland’s Climate Action Plan for details.

🔹 Berkeley: Berkeley was the first U.S. city to ban natural gas in new buildings and is expanding regulations. Learn more: Berkeley Electrification Policy

How to Prepare for SB 382 🛠️

If you’re selling a home after January 1, 2026, follow these steps:

✅ Get an Electrical Inspection: Find out if your home has outdated wiring, faulty panels, or limited capacity for future upgrades.
✅ Check Local Gas Appliance Rules: Look up any city-specific gas phase-out policies that could impact your sale.
✅ Upgrade to Electric Now: Consider replacing gas stoves, heaters, and water heaters with energy-efficient electric alternatives to boost home value.

Final Thoughts: Get Ahead of SB 382!

This new law is part of California’s shift toward safer, more energy-efficient homes. Whether you're a buyer or seller, understanding SB 382 ensures a smooth real estate transaction.

📢 Thinking of selling your home in 2026 or beyond? Contact me for expert guidance on SB 382 disclosures and how to maximize your home’s value in San Francisco, Oakland & Berkeley!