I recently sold a well-kept home that had been built in 1948. It was a three bedroom, one bath home of about 1000 square feet. It came with a gas water heater, a gas stove and a gas burning wall furnace. The inspections showed the home was in pretty good shape and the seller and I did some repairs to handle the minor issues that showed up. The Home Inspection also indicated that electrical system was pretty original, very functional but, perhaps a little under powered for modern usages.
The new owner is happy to have it but may have other considerations after 1 Jan 2027. That is when the new law concerning gas powered water heaters goes into effect. What law, most people ask. It’s a law the Bay Area Air Quality Management District (BAAQMD) passed about a year or two ago that takes effect on that day.
That law prohibits the purchasing or installing of a gas water heater to replace a worn out one in any of the nine Bay Area Counties. The home referenced above is in Alameda and, just like the other counties, there are thousands if not millions more just like this home in the 1940s, 50s, 60s and 70s. Of course gas water heaters will still be available in other areas but, even if you secure one, you won’t get a permit to install it.
The home I mentioned was inherited by a woman on a limited income. Imagine it’s 2 Jan 2028 and her gas water heater dies. She’ll have to travel outside of the Bay Area to find one and then she has to hire someone who will install it without a permit. She won’t be able to make a claim to her insurance company because they’ll require she spend the money to upgrade to an electric water heater. What’s she to do while waiting for the installation of a new electric water heater?
But wait, the Home Inspection indicated the electrical system was fully functional but wasn’t sufficient for modern usage let alone a new gas water heater. But, wait again, the BAAQMD has also banned gas furnaces after 1 Jan 2029. Can you image what would happen on 2 Jan 2029 once her furnace fails? And, don’t forget, it’s a wall furnace. The costs of replacement, if she can find an appropriate service provider, becomes daunting. Think about that as you consider your home or the one you’re planning on purchasing.
There are many issues to consider when selling or buying a home. With my years of experience and involvement with the Association’s Government Relations committee, I am prepared to help in the great adventure that is home buying and selling. If you, or someone you care about, are considering a move in Real Estate, call or email me: (408) 887-4731 or geneshomes@earthlink.net
Gene Hunt, Realtor CalDRE 01124702 The William Jefferies Co. CalDRE 01124702
I Look Forward to Hearing From You
W. Gene Hunt
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