AB 130: 6-Year Building Code Freeze Locks San Diego Construction Standards Until 2031

What AB 130 Actually Does: The 6-Year Code Freeze Explained

On June 30, 2025, Governor Gavin Newsom signed Assembly Bill 130 into law as part of the state budget package, enacting what may be the most significant building code reform in California history. The law immediately took effect and creates a sweeping freeze on residential building code modifications from October 1, 2025 through June 1, 2031—nearly six full years of regulatory stability.

AB 130 fundamentally changes how California administers building codes for residential construction. According to Holland & Knight's comprehensive legal analysis, "Cities and counties are now prohibited from modifying applicable building standards for residential projects within their jurisdictions between Oct. 1, 2025, and June 1, 2031."

This restriction applies at two levels:

• Local jurisdictions (cities and counties) cannot amend their residential building codes during the freeze period
• State agencies cannot adopt new building standards unless they satisfy one of eight specific statutory conditions

The freeze doesn't stop the 2025 Building Code from taking effect as planned on January 1, 2026. Instead, it prevents the usual 2028 code update cycle. As the California Building Standards Commission confirmed, "There will be no Residential 2028 Code Cycle or any intervening code updates until the 2031 Code Cycle." If adopted, the next residential code would take effect January 1, 2032.

For Pacific Beach, La Jolla, and Bird Rock homeowners planning ADU construction or major renovations, this means the building code requirements you face on January 1, 2026 will remain locked in place for six years—eliminating the uncertainty of mid-project code changes that have plagued coastal construction projects for decades.

The 10-Year Model Home Provision: Maximum Code Lock-In Strategy

While the six-year freeze captures headlines, AB 130's most powerful provision for production builders and residential developers is the 10-year model home code lock-in, codified in Health and Safety Code Section 18938.5(d).

Here's how it works: When a builder submits a building permit application for a residential dwelling based on an approved model home design, the building standards in effect at that time apply to all future residential dwellings based on that same model design in the same jurisdiction—for up to 10 years or until the design substantially changes.

According to the National Association of Home Builders, "Production home builders and developers got a big boost from a provision allowing builders to use the building codes in force when a model home is approved for up to 10 years when building other homes with the same blueprints."

This provision expands the previous rule, which stated that applicable building standards are simply those in effect when an application is submitted—regardless of how long the project takes. Now, that protection extends across multiple projects using the same design.

Who Can Use the 10-Year Provision

While the provision is particularly valuable for production home builders constructing entire neighborhoods, it also benefits:

• ADU developers building multiple units with standardized floor plans
• Custom builders who create signature home designs they replicate for multiple clients
• Modular and prefab manufacturers whose business model depends on design standardization
• Residential investors planning phased development of multiple properties

For a Pacific Beach builder who develops a detached ADU design that receives approval in early 2026, that design—and the 2025 building code requirements it satisfies—can be used for ADU projects across San Diego through 2036, unless the design undergoes substantial modifications.

Strategic Implications for Multi-Phase Projects

The 10-year provision creates strategic planning opportunities for developers. A builder could:

1. Submit a model home application in early 2026 under the 2025 Building Code
2. Lock in those requirements for up to 10 years
3. Build identical or substantially similar homes through 2036 without code compliance risks

This transforms how residential development projects are conceived and phased, particularly for multi-year coastal projects where Coastal Development Permit timelines extend well beyond typical permitting windows.

Why This Matters for Pacific Beach Coastal Construction

AB 130's code stability provisions deliver outsized benefits to Pacific Beach, La Jolla, Bird Rock, and Mission Beach homeowners because of one critical factor: Coastal Commission review timelines.

According to California Coastal Commission processing data, Coastal Development Permit (CDP) applications average 6-8 months from start to final decision for appealed projects, with complex developments sometimes taking over a year. The Commission operates on 30-day review cycles, and once an application reaches the hearing agenda, a 180-day deadline begins—which can be extended another 90 days with applicant approval.

For ADU construction in Pacific Beach's Coastal Overlay Zone, particularly along Garnet Avenue or near Mission Boulevard, this extended timeline historically created code compliance risks. Mission Beach homeowners and Pacific Beach residents who submitted plans in early 2023 might not receive final CDP approval until late 2023 or early 2024—crossing into a new code cycle with different requirements.

How AB 130 Eliminates This Risk

Under AB 130's model home provision, the building code in effect when you submit your permit application stays locked for your project—even if Coastal Commission review stretches for 12+ months. This protection is further strengthened by AB 462, signed October 10, 2025, which requires:

• Local agencies with certified Local Coastal Programs to approve or deny ADU CDPs within 60 days
• Automatic deemed-approval if the 60-day deadline is missed
• Elimination of Coastal Commission appeals for ADU CDPs

As Holland & Knight's 2026 housing law analysis notes, AB 462 "streamlines Coastal Development Permit approvals for ADUs located in the Coastal Zone" by running the CDP timeline concurrently with ministerial land use review.

The combination of AB 130's code freeze + AB 462's 60-day CDP requirement + the 10-year model home provision creates a triple-layer of certainty for coastal construction that didn't exist before June 2025.

Pacific Beach Example: ADU Near Tourmaline Surfing Park

Consider a homeowner on Beryl Street between Crystal Pier and Tourmaline Surfing Park planning a 750-square-foot detached ADU in the Coastal Overlay Zone:

Before AB 130 (2024 scenario):

• Submit CDP application in February 2024
• Coastal Commission review takes 7 months (September 2024 approval)
• 2025 Building Code takes effect January 1, 2025
• Risk of new requirements applying mid-project
• Potential for costly design revisions or compliance upgrades

After AB 130 (2026 scenario):

• Submit CDP and building permit application in February 2026
• 2025 Building Code requirements lock in at submission
• Even if CDP review takes 8 months (October 2026), code requirements don't change
• No mid-project code compliance risks through project completion
• If using a pre-approved model design, protection extends 10 years for future identical ADUs

How AB 130 Interacts with 2026 Building Code Changes

A critical misconception about AB 130 is that it prevents the 2025 Building Code from taking effect. This is incorrect. The California Building Standards Commission has confirmed: "The 2025 Building Code Cycle will go into effect as planned for both Residential and Nonresidential Standards effective January 1, 2026."

AB 130's freeze applies to code modifications after the 2025 code takes effect. This creates an important strategic decision point for Pacific Beach homeowners.

Major Changes in the 2025 Building Code (Effective January 1, 2026)

The 2025 California Building Standards Code includes significant updates:

Energy Efficiency (Title 24, Part 6)

• Heat pump requirements: New construction must meet design heating loads with heat pumps without supplemental electric resistance or gas heating
• Stricter envelope standards: Higher insulation requirements and tighter fenestration limits (U-factor, SHGC)
• Enhanced HVAC testing: More rigorous duct leakage testing and mechanical system efficiency verification

According to Coffman Engineers' analysis, "Heat pumps must meet design heating loads without extra electric resistance or gas heating," representing a major shift toward all-electric construction.

Wildfire Safety (New California Wildland-Urban Interface Code)

• Chapter 7A provisions consolidated into standalone California Wildland-Urban Interface Code (CWUIC)
• Stricter ventilation opening standards in wildfire-prone areas
• All vents in enclosed attics and soffit spaces must use WUI-approved vents

EV Charging Infrastructure

• Updated electric vehicle charging requirements in CALGreen (Part 11)
• Enhanced EV-ready conduit and panel capacity standards

The Strategic Permit Timing Question

Pacific Beach homeowners face a critical decision: Submit permits before or after January 1, 2026?

Submit Before January 1, 2026 (Under 2022 Code):

• Pro: Avoid new heat pump requirements, stricter insulation standards, enhanced testing
• Pro: Lower compliance costs for energy efficiency upgrades
• Con: 180-day expiration clock starts immediately; permit must be issued within 180 days or expires
• Con: For coastal projects, 180 days may not cover full CDP review timeline

Submit After January 1, 2026 (Under 2025 Code):

• Pro: Code requirements lock in for life of project + up to 10 years for model homes
• Pro: AB 130 freeze prevents new requirements until 2031
• Pro: No risk of code changes during extended Coastal Commission review
• Con: Must comply with stricter 2025 energy efficiency and heat pump requirements
• Con: Higher upfront construction costs for enhanced insulation, HVAC systems

For most Pacific Beach coastal projects, the stability of submitting under the 2025 code outweighs the slightly higher upfront costs, particularly for multi-year projects or builders planning multiple ADUs using standardized designs.

Cost Savings: Eliminating Mid-Project Code Change Risk

The financial impact of mid-project building code changes has been extensively documented by construction industry research. AB 130's code freeze directly addresses this major cost driver.

Industry Data on Code Change Costs

According to Trimble's construction research, "On major projects, change order costs can represent 10 to 15 percent of the contract value, and a higher frequency of changes can reduce productivity by 10 to 30 percent."

The National Association of Home Builders has tracked specific code change cost impacts:

• 2018 ICC Code Changes: Multifamily buildings saw increases of $2,500 to $25,000 per building over 2015 codes
• 2012 IRC Code Changes: Single-family homes experienced $4,900 to $13,800 increases over 2009 codes
• Fire watch requirements: If triggered by code changes, could cost $233,000 to $328,000 per building during construction

San Diego ADU Cost Context

For Pacific Beach ADU construction, eliminating mid-project code changes prevents significant cost escalation. Current San Diego ADU costs range from $375-600 per square foot for turn-key detached units, with typical projects costing $200,000-$450,000+.

A 750-square-foot ADU with a base cost of $300,000 could face:

• 10-15% change order impact: $30,000-$45,000 in additional costs from code modifications
• Productivity reduction: 10-30% longer construction timeline, adding carrying costs
• Design revision fees: $5,000-$15,000 for architect/engineer modifications
• Permit resubmission delays: 2-4 months of additional holding costs

AB 130's code freeze eliminates these risks entirely for projects submitted between January 1, 2026 and June 1, 2031. For a coastal ADU project with $300,000 construction costs, this represents potential savings of $35,000-$60,000 in avoided change orders and compliance upgrades.

Coastal Project Savings Multiplier

The savings are amplified for coastal projects because extended Coastal Commission review historically increased exposure to code change risk. A project that takes 8 months for CDP approval has 8 months of exposure to new code adoption cycles, local reach codes, or state agency modifications.

With AB 130's freeze, that 8-month window carries zero code change risk from October 1, 2025 through June 1, 2031—a fundamentally different risk profile that makes coastal construction financing and budgeting far more predictable.

Strategic Timing for 2026-2031 Projects

AB 130 creates a unique 5.5-year window (October 1, 2025 - June 1, 2031) where residential construction in Pacific Beach, Mission Beach, and Bird Rock operates under unprecedented regulatory stability. Understanding how to time projects within this window maximizes financial and compliance benefits.

The 2026 Sweet Spot: January-March Submissions

Submitting building permit applications in Q1 2026 (January-March) captures optimal positioning:

1. 2025 Code lock-in: Your project complies with the 2025 Building Code, which remains stable through 2031
2. Maximum freeze duration: Full 5+ years of code stability remaining (through June 2031)
3. 10-year model home eligibility: For standardized designs, code lock extends through 2036
4. Coastal timeline coverage: Even with 12-month CDP review, zero code change risk

2027-2030 Project Timeline Strategies

For projects planned in mid-freeze years:

2027-2028 Submissions:

• Still benefit from full code freeze through June 2031
• 10-year model home provision extends protection through 2037-2038
• Ideal for second-phase ADU developments or portfolio builders

2029-2030 Submissions:

• Limited freeze window remaining (1-2 years until June 2031)
• Model home provision still provides 10-year lock (through 2039-2040)
• Higher risk if project construction timeline extends beyond freeze period

Post-2031 Considerations

The freeze expires June 1, 2031, at which point normal triennial code cycles resume. The next code update would likely be the 2031 Code Cycle, taking effect January 1, 2032.

However, projects using approved model home designs maintain their 10-year protection. A model home approved in 2026 retains 2025 code compliance through 2036—extending 5 years beyond the freeze period.

Multi-Property ADU Developers

For Pacific Beach investors or builders planning multiple ADU projects, the strategic approach is:

1. 2026: Develop and approve a standardized ADU model design (e.g., 750 sq ft detached, 2BR/1BA)
2. 2026-2036: Build identical ADUs across multiple properties using the approved model
3. Benefit: Single design approval covers 10 years of projects with zero code compliance risk

This approach is particularly valuable when combined with AB 1332's pre-approved ADU plan program, which requires 30-day ministerial approval for ADUs using pre-approved designs.

Exceptions to the Freeze: Wildfire and Emergency Provisions

While AB 130 creates broad code stability, it includes carefully crafted exceptions for critical health and safety situations. Understanding these exceptions prevents surprises for Pacific Beach homeowners.

Permitted Code Modifications During Freeze

According to Health and Safety Code Section 17958(b), as amended by AB 130, local jurisdictions may modify residential building standards only if one of the following conditions is met:

1. Wildfire Mitigation ("Home Hardening")

The State Fire Marshal retains authority to amend building standards within the California Wildland-Urban Interface Code throughout the freeze period. This ensures wildfire safety improvements continue despite the general freeze.

For Pacific Beach and Mission Beach homeowners, this exception has limited application since the coastal zone faces minimal wildfire risk. However, residents in adjacent areas like Bird Rock's eastern boundaries, La Jolla's inland sections, or Clairemont may encounter updated WUI requirements if their properties fall within designated wildfire hazard zones.

2. Emergency Health and Safety Standards

State and local agencies can adopt emergency standards to address imminent threats to public health and safety. These emergency modifications require specific findings and cannot be used for routine code updates.

Examples that could trigger this exception:

• Earthquake safety requirements after major seismic events
• Structural standards following building failures
• Public health responses (e.g., ventilation requirements following disease outbreaks)

3. Previously Filed Modifications

Local amendments submitted before the freeze took effect (October 1, 2025) can proceed if they're similar to previously filed modifications. This grandfathers in-process code changes but prevents new ones.

4. General Plan-Aligned Amendments

Local code amendments are permitted if "the changes are necessary to implement a local code amendment to align with a general plan approved on or before June 10, 2025." This allows cities to follow through on climate action plans and housing elements already adopted.

Importantly, these amendments must permit "mixed-fuel residential construction consistent with federal law while also incentivizing all-electric construction as part of an adopted greenhouse gas emissions reduction strategy." This prevents cities from using general plan alignment to ban gas appliances during the freeze.

5. Administrative Efficiency Modifications

Changes that reduce permitting timeframes or streamline administrative processes remain permitted. AB 130 aims to prevent cost-increasing code changes, not efficiency improvements.

What's NOT Permitted During the Freeze

Cities cannot adopt:

• "Reach codes" that exceed state standards (e.g., all-electric requirements, enhanced energy efficiency beyond Title 24)
• Local amendments based solely on "climatic, geological, or topographical conditions"
• New residential standards not covered by the enumerated exceptions
• Routine triennial code updates (2028 code cycle is skipped entirely for residential)

Enforcement and Compliance

The freeze is self-executing—cities and counties are prohibited from adopting modifications unless they satisfy an exception. Homeowners whose projects are delayed by unauthorized code changes can challenge them through the normal building permit appeal process, citing AB 130's restrictions.

AB 130 + AB 1332 Pre-Approved Plans: Stacking Benefits

The most powerful strategy for Pacific Beach ADU construction in 2026-2031 is combining AB 130's code freeze with AB 1332's pre-approved plan program. These two laws create synergistic benefits that dramatically reduce both permitting timelines and code compliance risks.

How AB 1332 Works

AB 1332, which took effect January 1, 2025, requires every California jurisdiction to develop a program for pre-approval of ADU plans. According to California Building Officials, the law mandates:

• 30-day ministerial approval: ADUs using pre-approved plans must receive permit approval within 30 days
• Open submission: Architects, designers, and homeowners can submit plans for pre-approval
• Cross-jurisdictional recognition: Plans pre-approved in one city can be admitted to other jurisdictions' programs
• Online publication: All pre-approved plans must be posted on the jurisdiction's website with designer contact information

The typical ADU permit timeline in California is 60-90 days. AB 1332 cuts this to 30 days for pre-approved designs—a 50-67% reduction in permitting time.

Stacking AB 130 + AB 1332 Benefits

When you use a pre-approved ADU plan during the AB 130 freeze period, you capture multiple advantages:

Pacific Beach and Mission Beach Coastal Zone Strategy

For ADUs in Pacific Beach and Mission Beach Coastal Overlay Zones, the optimal approach combines three laws:

1. AB 1332: Use City of San Diego pre-approved ADU plan for 30-day building permit approval
2. AB 462: 60-day Coastal Development Permit timeline (runs concurrently with building permit)
3. AB 130: Code requirements locked for 10 years from initial approval

This triple-stack strategy delivers:

• 60-day total timeline (both building permit and CDP approved concurrently)
• Zero code change risk during construction or future identical projects
• 10-year reusability if building additional ADUs with same design
• Cost predictability through elimination of mid-project code compliance changes

Example: Pacific Beach ADU Portfolio Builder

Consider a Pacific Beach investor who owns four rental properties and plans to add detached ADUs to each over 5 years:

Traditional Approach (Pre-2025):

• Property 1 (2021): Submit custom plans, 90-day permit + 7-month CDP = 10 months, $285,000 cost
• Property 2 (2023): Resubmit similar plans, new code compliance required, 85-day permit + 8-month CDP = 11 months, $315,000 cost (code changes + inflation)
• Property 3 (2025): More code changes, 95-day permit + 6-month CDP = 9.5 months, $340,000 cost
• Property 4 (2027): 2028 code cycle, redesign required, 110-day permit + 9-month CDP = 13 months, $375,000 cost
• Total: 43.5 months timeline variance, $1,315,000 total cost, 4 separate permit processes

AB 130 + AB 1332 Strategy (2026-2030):

• Property 1 (2026): Submit for pre-approval + model home designation, 30-day permit + 60-day CDP = 60 days, $320,000 cost (2025 code)
• Property 2 (2027): Use pre-approved model, 30-day permit + 60-day CDP = 60 days, $330,000 cost (inflation only)
• Property 3 (2029): Same model, same code, 30-day permit + 60-day CDP = 60 days, $345,000 cost (inflation only)
• Property 4 (2030): Same model, same code, 30-day permit + 60-day CDP = 60 days, $355,000 cost (inflation only)
• Total: Consistent 60-day timeline, $1,350,000 total cost, single design approval for all four

Savings: $35,000 avoided code compliance costs + 41.5 months of reduced carrying costs/timeline uncertainty

Action Steps for Pacific Beach Homeowners Planning 2026+ Projects

To maximize AB 130's benefits for your Pacific Beach residential project, follow this strategic roadmap:

Immediate Actions (Now - December 2025)

1. Review City of San Diego Pre-Approved ADU Plans
   Visit the City of San Diego Development Services website to browse AB 1332 pre-approved ADU designs. Determine if any match your property needs and constraints.
2. Verify Coastal Overlay Zone Status
   Use the City's zoning maps to confirm whether your property falls within the Coastal Overlay Zone. This determines whether AB 462's 60-day CDP timeline applies.
3. Assess 2025 Code Compliance Costs
   Consult with a Pacific Beach builder familiar with the 2025 Building Code changes (heat pump requirements, enhanced insulation, HVAC testing) to estimate compliance costs versus 2022 code.
4. Calculate Strategic Timing
   Determine whether submitting before January 1, 2026 (2022 code, 180-day expiration risk) or after (2025 code, 10-year lock-in) makes financial sense for your project timeline.

Q1 2026 Actions (January - March 2026)

5. Engage Licensed Professionals
   Hire an architect/designer and general contractor experienced with:
   • 2025 California Building Code compliance
   • Coastal Development Permit applications
   • AB 1332 pre-approved plan modifications (if needed)
   • Pacific Beach/La Jolla coastal construction
6. Consider Model Home Designation
   If planning multiple projects or have a reusable design, request model home status per Health and Safety Code Section 18938.5(d) to lock in 10-year code compliance.
7. Coordinate Concurrent Permitting
   For coastal projects, submit building permit and CDP applications concurrently to leverage AB 462's 60-day timeline that runs parallel to ministerial review.
8. Document Code Lock-In Date
   Retain documentation showing your permit application submission date, as this establishes your code compliance baseline for the life of the project and 10-year model home period.

2026-2031 Freeze Period Actions

9. Monitor Exception Adoptions
   Stay informed about any wildfire, emergency, or general plan-aligned code modifications adopted under AB 130's exceptions. These are rare but could affect specific properties.
10. Leverage Pre-Approved Plans for Additional Projects
    If your first ADU used a pre-approved design, reuse that same plan for subsequent projects to capture 30-day approval timelines repeatedly.
11. Lock in Construction Pricing
    With code certainty established, negotiate fixed-price construction contracts with builders. AB 130 eliminates code-change contingencies that previously added 5-10% to contract prices.

Questions to Ask Your Builder/Architect

• "Are you familiar with AB 130's 10-year model home provision and how to request that designation?"
• "Which City of San Diego pre-approved ADU plans work for coastal properties with setback constraints?"
• "How much do 2025 Building Code heat pump and insulation requirements add to construction costs versus 2022 code?"
• "What's your timeline for coordinating concurrent building permit and Coastal Development Permit applications?"
• "Have you completed ADU projects using the AB 462 60-day CDP process?"

Red Flags to Avoid

• Builders unfamiliar with AB 130: Code freeze benefits are lost if your team doesn't understand how to lock in requirements
• Custom designs when pre-approved plans work: You sacrifice 30-day approval for marginal design customization
• Submitting before January 1, 2026 for coastal projects: 180-day expiration clock may not cover CDP review timeline
• Ignoring model home designation: Leaves 10-year code protection unclaimed for reusable designs