2026-09-09 · California · Legislation · Pending — not yet law

A bill that would prevent California homeowners associations from restricting heat pumps and gas-to-electric appliance replacements has passed both houses and awaits the Governor's signature. SB 222 is not law. It was enrolled and presented to Governor Gavin Newsom on August 30, 2026, after the Senate concurred in the Assembly's amendments by a vote of 32–5 on August 25.¹

Introduced by Senator Scott Wiener on January 27, 2025, SB 222 is a genuine two-year bill — one of the minority that survived a full session cycle to reach the Governor.

The association half of the bill

SB 222 adds a new section 4737 to the Civil Code. It would void any governing document provision that prevents an owner from replacing a fuel-gas-burning appliance with a code-compliant electric appliance, and any provision that effectively prohibits or restricts the installation or use of a residential heat pump water heater or heat pump HVAC system.²

The associated prohibitions track the pattern California has used for solar and EV charging: an association could not charge installation or use fees, require a specific contractor or product, claim rebates or commissions, or mandate removal of equipment already installed.

Two exceptions preserve a restriction: where the installation would violate federal, state or local law, and where the required permit is not approved. An association could still require the member to repair damage to the common area.

The permitting half

The bill also adds a new chapter to the Government Code, beginning at section 51297.50, aimed at local agencies rather than associations. Its provisions are specific and dated:

Permit fees would be capped at $150 for a heat pump water heater and $200 for a heat pump HVAC system, with one nondiscretionary permit per installation. Cities and counties would have to adopt asynchronous inspections by July 1, 2027 and online automated permitting with real-time issuance by July 1, 2028, subject to population-based exceptions for smaller jurisdictions. Window air-conditioner and heat-pump units meeting stated voltage and installation criteria would be exempt from permits entirely. New residential construction is excluded from the chapter.

1. SB 222, California Legislature — bill status and complete history (enrolled and presented to the Governor August 30, 2026) ↩
2. SB 222, California Legislature — bill text and Legislative Counsel's Digest (adding Civil Code § 4737 and Government Code § 51297.50 et seq.) ↩
3. 2026 Tentative Legislative Calendar, California State Senate (September 30 last day for the Governor to act) ↩
4. CAI-CLAC, Legislative Session Hot Bills — California Legislative Action Committee bill positions ↩