Title 24 will effect how you remodel
Originally appeared in Hills Publications, Oct. 14, 2005 and ANG Newspapers, Oct. 8, 2005
2015 update: Originally published in 2005, much of the article still has relevance today; however, changes in standards have been made since it was written and can be found at Building Energy Efficiency Program
Planning to remodel? Changes to energy conservation requirements in California could have a significant impact on your choices and cost.
As natural gas and electric energy prices spiral ever higher, real property owners will have to either voluntarily conserve or, eventually, be forced to do so. First established in 1978 to reduce energy consumption, Title 24 is the latest revision to California’s Energy Efficiency Standards.
The new requirements, which went into effect October 1, 2005, supersede the changes of June 1, 2001. Building permits submitted on or after October 1st must comply with the new rules.
Lighting
Lighting regulations apply to alterations, additions, replacements and newly built structures. All new lighting fixtures (termed “luminaries” in the standards) that are permanently installed (hard wired ) must be “high efficacy.” These fixtures will accommodate only energy saving bulbs (“lamps,” in the standards) and will not allow the use of “conventional, screw-based socket” bulbs.
The standards are mandatory for permanently installed, interior fixtures in almost all rooms of residential buildings, as well as exterior fixtures.
- Kitchens. At least half the “installed wattage” of kitchen fixtures must be high efficacy; non-high efficacy fixtures are required to have separate switches. “Adjacent areas are considered kitchen if the lighting for the adjacent areas is on the same switch as the lighting for the kitchen. Low voltage halogen MR lamps do not count as high efficacy.”
- Bathrooms, garages, laundry and utility rooms. Require high efficacy fixtures.
- Other rooms, closets of 70 sq. ft. or more. Similar to bathrooms.
- Recessed lighting. Fixtures recessed into insulated ceilings must be rated for “insulation contact.”
- Occupant sensors. These turn off the lights when no movement is detected and, if used, are factored into the required wattage of high efficacy fixtures,
- Dimmers. This is an option “to high efficacy lighting in rooms other than kitchens, bathrooms, garages, laundry rooms and utility rooms.” Special dimmers must be used with high efficacy fixtures.
Furnaces, water heaters, air conditioners
Replacement of these systems will entail complying with new rules. According to a presentation I recently attended by Bill Pennington of the California Energy Commission, the price of natural gas has doubled since 2000. A San Francisco Chronicle article the other day indicated the possibility of up to a 71 percent increase this winter.
Another speaker estimated that, on average, existing heating ducts leak 28% to 35%.
For furnaces and air conditioners, there may be a requirement to have the ducts tested for leakage, depending on your climate zone. Parts of Contra Costa County are included in the most stringent rules; Alameda, San Mateo and Santa Clara counties are excluded. Ducts insulated or sealed with asbestos are exempt. Check with your local city and/or county regarding your particular property.
Water heaters must follow the new standards. Built-in air-conditioning systems are subject to both the new California regulations and the latest federal Environmental Protection Agency rules.
Fenestration
This is the arrangement of windows in a building. Remodeling and additions that involve adding windows, skylights or a change in window placement and/or size must be approved according to the latest standards.
Final Thoughts
At some point, most real property owners deal with replacement and upgrading of systems, e.g., heating and electrical, and/or remodeling. Despite the fact that energy conservation is an important and worthwhile activity, certain mandates could be unpalatable. Adhering to regulations might cost much more than you anticipated.
For example, you may not have voluntarily chosen at least 50 percent fluorescent lighting in your new kitchen or bathroom. New rules could give you fewer options than you would like. Similarly, a new furnace or water heater installation might have a higher price tag than was in your budget. Needless to say, it is better to know the rules in advance than to be blindsided later.
This summary is my interpretation of the voluminous, new standards. Be sure to verify specifics with your contractor and/or planning department.
In a local market where most property is sold “As Is,” I advise buyers to be particularly careful to investigate and understand repair costs, especially in light of these new energy mandates.
Related Articles:
As Is Pointers, Part 1
As Is Pointers, Part 2