California Requires EV Chargers in All New Homes Starting January 2026: Pacific Beach Builder's Compliance Guide

What Does California's New EV Charger Mandate Require?

California's 2025 Title 24 Building Code, effective January 1, 2026, represents the most comprehensive electric vehicle charging mandate in the nation. Published by the California Building Standards Commission on July 1, 2025, these requirements fundamentally change how builders approach electrical infrastructure in new residential construction across Pacific Beach, La Jolla, Mission Beach, and throughout San Diego County.

For single-family homes and townhouses with attached private garages, the mandate requires electrical conduit capable of supporting a Level 2 EV charger. This means pre-wiring must be installed during construction, even if homeowners don't immediately install a charging unit. The infrastructure must support a 240-volt, 40-ampere circuit—the standard for Level 2 residential charging.

Multifamily developments face more stringent requirements. The 2026 code mandates that every parking space include a low-power Level 2 charging receptacle (240V/20A minimum). If a building has 100 units but only 90 assigned parking spaces, all 90 spaces must be equipped with charging capability. Additionally, 10-25% of shared or unassigned parking spaces must have fully installed Level 2 chargers ready for immediate use.

For Pacific Beach builders working on mixed-use developments or condominiums near the beach, these requirements create unique challenges. Parking is already limited in coastal areas, and the new mandate means every available space must integrate charging infrastructure. Pacific Beach Builder has developed specialized strategies for maximizing parking efficiency while meeting the new electrical demands, particularly important in neighborhoods like Bird Rock and near Tourmaline Surfing Park where land is at a premium.

The regulations also apply to major renovations and expansions. When existing multifamily buildings undergo significant parking facility changes, they must incorporate EV charging infrastructure to current standards. This affects many older buildings in Pacific Beach's historic districts and along the La Jolla coastline.

Level 2 Charging Requirements: Technical Specifications

Level 2 chargers represent the residential charging standard, delivering 240 volts at varying amperage to charge electric vehicles 3-7 times faster than standard 120-volt outlets. Understanding the technical specifications is critical for builders planning 2026 projects in Pacific Beach and surrounding areas.

The 2026 California code requires specific receptacle configurations for EV charging in multifamily buildings. For 20-ampere receptacles, installations must use NEMA 6-20R configuration. For 30-ampere receptacles, NEMA 14-30R is required. For 50-ampere receptacles, the standard is NEMA 14-50R. These aren't interchangeable—each configuration supports different charging speeds and power delivery.

Branch circuits must have minimum capacity of 40 amperes, with installed EV chargers rated at no less than 30 amperes. This creates an 80% load calculation buffer required by the National Electrical Code (NEC), preventing circuit overload during extended charging sessions. For Pacific Beach homes with existing 100-ampere service, this often necessitates panel upgrades to 200-ampere service to accommodate the additional load alongside other household demands.

The electrical single-line diagram—required for all permit applications in San Diego—must show the main service, sub-panels, disconnecting means, and proposed EV charging units. It must include overcurrent protection device sizes for all components and demonstrate that calculated loads don't exceed 80% of rated capacity unless equipment is specifically listed for 100% continuous operation.

For multifamily buildings in Pacific Beach, the code requires direct wiring from EV charging stations to individual dwelling unit electrical panels where assigned parking exists. This allows charging energy use to be metered directly to the resident's utility account, simplifying billing and allowing residents to access lower time-of-use electricity rates from San Diego Gas & Electric. Building owners avoid ongoing Operation & Maintenance fees and networking contracts, significantly reducing long-term costs.

Installation must be completed by California-licensed electricians, and all equipment must be listed and labeled by a Nationally Recognized Testing Laboratory. City of San Diego Development Services requires electrical permits for all EVSE installations, with inspections typically occurring within one week of completion. Pacific Beach Builder coordinates these permits and inspections as part of comprehensive project management, ensuring timeline adherence for 2026 deliveries.

Cost Impact: What Pacific Beach Builders Should Budget

The financial impact of California's 2026 EV charging mandate varies significantly based on property type, existing electrical infrastructure, and site conditions. Pacific Beach builders should understand these cost ranges to accurately bid projects and advise clients.

For standard single-family home installations with adequate panel capacity, costs typically range from $1,200-$2,500. This includes the Level 2 charging unit ($400-$700), professional installation labor ($500-$1,500), and permit fees ($75-$300 in San Diego). However, these baseline figures assume the electrical panel is located relatively close to the garage—typically within 50 feet—and has sufficient spare capacity.

Most Pacific Beach homeowners installing Level 2 chargers report actual costs around $1,800 for straightforward garage installations. Smart chargers with Wi-Fi connectivity, scheduling features, and mobile app control push equipment costs to $1,200, but these features allow homeowners to optimize charging during off-peak hours when San Diego Gas & Electric rates drop significantly.

Electrical panel upgrades represent the largest cost variable. Upgrading from 100-ampere to 200-ampere service costs $2,500-$4,000 in the San Diego region, with Pacific Beach installations on the higher end due to coastal permit requirements and underground utility considerations. Homes built before 1990—common throughout Pacific Beach's residential neighborhoods—often require these upgrades. Many lack the 40-60 amp breaker capacity needed for dedicated EV circuits when accounting for existing air conditioning, electric water heaters, and other major appliances.

Real-world Pacific Beach examples illustrate the range. One homeowner with a 1959 house near Tourmaline received a $4,000 estimate for panel upgrade and charger installation. Another homeowner adding both an ADU and EV charging capability paid $3,850 total for 200A panel upgrade, including permits. When panels require relocation from garage to outside to meet current code—common in older Pacific Beach homes—costs can reach $5,000-$18,000 depending on underground wiring requirements and SDG&E transformer proximity.

For multifamily developments, electrical infrastructure demands increase dramatically. The 2026 code often requires 2-4 times more wiring, conduit, and panel capacity compared to pre-2026 construction. A 50-unit Pacific Beach condominium project might add $75,000-$150,000 in electrical infrastructure costs to meet the new EV requirements, though Automatic Load Management Systems can reduce these figures by 25-40%.

Distance from power source significantly impacts costs. Running conduit and wiring across a property, through drywall, or under exterior stucco adds $300-$700 per installation. In Mission Beach and Bird Rock where homes often have detached garages accessed via alleys, these distance premiums are common.

Fortunately, substantial rebates offset these costs. Southern California Edison offers $1,000 rebates for residential Level 2 chargers with smart features—the largest single utility incentive in California. San Diego Gas & Electric's Charge Ready Home program provides up to $4,200 in rebates for electrical panel upgrades required for EV charger installation. Federal tax credits allow homeowners to claim 30% of installation costs, capped at $1,000 for residential properties. Combined, these incentives can reduce net costs by 25-40%, bringing a $3,000 installation down to $1,800-$2,250 after rebates.

Pacific Beach Builder works directly with SDG&E and local permitting authorities to maximize available incentives and streamline the approval process, ensuring clients receive every available dollar in rebates and credits while maintaining construction schedules.

J3400/NACS Connector Standard: Future-Proofing Your Installation

One of the most significant changes in California's 2026 building code involves the acceptance of the J3400 connector standard, also known as the North American Charging Standard (NACS). Understanding this transition is critical for Pacific Beach builders planning projects that will serve homeowners for decades.

SAE International published the J3400 Technical Information Report in December 2023, standardizing the NACS connector originally developed by Tesla. The J3400 standard family includes three components: J3400 covers general requirements including communication protocols, AC/DC power delivery, cybersecurity, and vehicle-to-grid (V2X) capabilities; J3400/1 establishes physical, electrical, and performance specifications for EV charging adapters; and J3400/2 focuses on connector and inlet design using detailed 2D and 3D specifications for manufacturers.

The California Energy Commission has stated that during the transition period, Electric Vehicle Supply Equipment (EVSE) must include at minimum either a J1772/CCS or J3400 connector. Eventually, the CEC expects all EVSE to include at minimum a J3400 connector, though exact timelines depend on product availability.

For Pacific Beach builders, the 2026 code provides crucial flexibility. The current multifamily code requires a minimum of 50% of installed EV chargers to use J1772 connectors. Beginning January 1, 2026, developers can choose any mix of J1772 or J3400 connectors, allowing market conditions and vehicle adoption rates to guide decisions rather than arbitrary percentages.

This flexibility matters because vehicle manufacturers are rapidly transitioning to NACS. Ford began shipping NACS-equipped vehicles in 2025. General Motors follows with 2026 models. Hyundai, Kia, BMW, Mercedes-Benz, Honda, Nissan, Toyota, and Volkswagen Group have all committed to the transition. Toyota announced that 2026 bZ battery electric vehicles will include NACS charging ports with expanded fast-charging network access and Plug & Charge functionality. Industry experts predict nearly all new EVs sold in North America will have NACS ports by 2026 or 2027.

For homeowners in La Jolla, Mission Beach, and Pacific Beach considering long-term value, NACS/J3400 installations offer significant advantages. The number of public NACS charging points will soon outnumber other connector types. A home equipped with a NACS charging station will work immediately with the next NACS-equipped EV purchased years later, without adapters or compatibility concerns.

The technical specifications support this future-proofing. J3400 connectors handle both AC and DC charging in a single compact design. For DC fast charging, they support up to 1000V DC at 350 amperes—far exceeding residential needs but ensuring compatibility with evolving vehicle technology. For AC charging, they support 240/480V at 80 amperes maximum, covering all residential Level 2 charging applications.

Pacific Beach Builder recommends J3400-compatible installations for all 2026 projects, particularly in higher-end developments in Bird Rock and La Jolla where homeowners typically maintain vehicles longer and value technological advancement. The marginal cost difference between J1772 and J3400 equipment is negligible in 2026, but the long-term compatibility advantages are substantial.

Automatic Load Management Systems (ALMS) for Multi-Family Buildings

For multifamily developments in Pacific Beach's compact coastal environment, Automatic Load Management Systems represent the most important technological advancement in the 2026 building code. ALMS technology allows builders to meet the new 100% EV space coverage requirement without prohibitively expensive electrical infrastructure upgrades.

The California Green Building Code defines ALMS as "a system designed to manage load across one or more electric vehicle supply equipment (EVSE) to share electrical capacity and/or automatically manage the electrical load." Rather than providing dedicated 40-ampere circuits to every parking space—which would require massive utility service upgrades—ALMS dynamically allocates available power across multiple charging stations based on real-time demand.

The 2026 code allows ALMS installations to reduce maximum required electrical capacity to each space, provided the system meets minimum thresholds. The electrical system and on-site distribution transformers must have sufficient capacity to deliver at least 3.3 kW simultaneously to each EV charging station served by the ALMS. Branch circuits must maintain minimum 40-ampere capacity, and installed chargers must be rated at least 30 amperes, ensuring adequate charging speeds even when power is shared.

For a 40-unit Pacific Beach condominium, traditional infrastructure might require 1,600 amperes of dedicated capacity (40 units × 40 amps each). With ALMS, that same building might require only 400-600 amperes of total capacity, assuming not all residents charge simultaneously at maximum power. This reduction translates to $50,000-$100,000 in avoided electrical infrastructure costs for mid-size developments.

The 2022 National Electrical Code, taking effect in California in 2026, includes critical changes allowing Energy Management Systems to share power between EV charging stations and other non-EV building loads. This means ALMS can reduce power to charging stations when building HVAC systems, elevators, or other major loads spike, then restore full charging power during low-demand periods—typically overnight when most EV charging occurs.

Several ALMS solutions are available for Pacific Beach builders. NeoCharge offers circuit-sharing technology starting around $399, allowing a single 240V circuit to serve both an electric dryer and EV charger through smart switching. DCC provides panel-sharing systems that optimize power distribution across multiple circuits. EverCharge offers networked power management with cloud-based monitoring and control. Black Box Innovations provides Electrical Energy Managers (EVEMS) with ALMS functionality specifically designed for multifamily applications.

Pacific Beach Builder has implemented ALMS in several recent projects near Mission Beach and Bird Rock where existing transformer capacity limited traditional approaches. In one 24-unit renovation project, ALMS allowed full EV charging compliance without utility transformer upgrades that would have cost $80,000 and delayed completion by 4-6 months while SDG&E scheduled transformer installation.

For developers, ALMS provides another crucial advantage: direct wiring to individual dwelling units. When EV charging infrastructure at assigned parking spaces connects directly to the corresponding unit's electrical panel, energy consumption appears on the resident's utility bill. Residents access lower time-of-use rates from SDG&E, often charging for $0.08-$0.12 per kWh during super off-peak hours (midnight-6 AM) versus $0.50+ per kWh at public fast chargers. Building owners avoid monthly networking fees, cellular data charges, and payment processing systems that can cost $15-$30 per charger monthly.

The 2026 code includes exceptions for parking facilities served by mechanical lifts, including automated parking garages—a potential consideration for ultra-high-density Pacific Beach projects. However, for conventional parking structures, ALMS represents the most cost-effective path to compliance while maintaining charging performance residents expect.

Pacific Beach Parking Challenges: Compliance Strategies

Pacific Beach, La Jolla, Mission Beach, and Bird Rock face unique EV charging compliance challenges due to limited parking availability, compact lot sizes, high land costs, and proximity to coastal resources requiring additional environmental review. Builders working in these neighborhoods need specialized strategies to meet 2026 requirements while maintaining project feasibility.

San Diego's coastal communities experience particularly acute parking constraints. Beach communities like La Jolla and Mission Beach face limited parking availability and high installation costs for underground infrastructure. Popular destinations near Tourmaline Surfing Park and Crystal Pier see parking spaces occupied for extended periods, creating pressure to maximize every available space.

The City of San Diego created Technical Policy CSD-TP11B-1 specifically to address challenges businesses and property owners face when EVSE installations impact parking requirements. Prior to this policy, some projects were cancelled because adding EV charging equipment violated parking count requirements or reduced available spaces below minimum thresholds. The policy now provides flexibility for EVSE installations without triggering parking requirement recalculations in most scenarios.

For Pacific Beach builders, the key strategy involves early coordination with San Diego Gas & Electric to assess electrical capacity. Installing EVSE close to existing power sources minimizes installation costs. Each additional foot of distance requires conduit, wiring, trenching, and potential concrete cutting—costs that escalate quickly in Pacific Beach where many properties have decorative pavers, mature landscaping, or underground utilities requiring careful navigation.

Underground utility considerations are particularly important in coastal areas. Pacific Beach has extensive underground electrical infrastructure to protect equipment from salt air corrosion. When new EVSE requires service upgrades, SDG&E must assess underground transformer capacity and vault accessibility. In some neighborhoods, transformer vaults haven't been opened in decades, requiring vacuum excavation and careful coordination before capacity upgrades can proceed.

Compact lot configurations common in Pacific Beach require creative solutions. Tandem parking spaces, common in older developments, present challenges for EV charging infrastructure. The 2026 code requires charging capability at assigned spaces, but tandem configurations mean the rear vehicle often cannot access charging without the front vehicle moving. Pacific Beach Builder addresses this through strategic charger placement on both positions or specifying longer charging cables (20-25 feet) that can reach either vehicle regardless of position.

Alley-accessed garages, prevalent in Mission Beach, create distance challenges. Running electrical from the main panel to a garage 60-100 feet away via underground conduit through the side yard adds $800-$1,500 per installation. For multifamily projects with multiple alley-accessed spaces, this premium compounds quickly. Alternatives include installing sub-panels closer to parking areas, though this requires additional permit review and may trigger wider electrical code compliance reviews.

Historic districts in La Jolla and parts of Pacific Beach impose aesthetic requirements affecting EVSE installations. Surface-mounted conduit typically isn't permitted on visible building facades. All electrical infrastructure must be concealed, requiring additional planning for routing through walls, under eaves, or via underground runs. Pacific Beach Builder works closely with the City's Historical Resources Board when projects fall within designated districts, ensuring EVSE installations meet both modern code requirements and historical preservation standards.

Shared parking situations require careful legal and technical planning. Many Pacific Beach mixed-use buildings have shared parking between commercial and residential uses. The 2026 code applies to residential parking spaces, but determining which spaces qualify as "residential" versus "commercial" requires coordination with Development Services. Pacific Beach Builder recommends formal parking assignment agreements recorded with the project's conditions, covenants, and restrictions (CC&Rs) to clearly delineate residential spaces requiring EV infrastructure.

The City of San Diego is expanding EV charging through the Public Electric Vehicle Charging Program, entering a 10-year agreement with EVerged to install chargers at 400 City-owned parking lots including parks and beaches. Over the next five years, installations will occur at coastal facilities from La Jolla to Pacific Beach. This public infrastructure supplements private development requirements, providing charging options for residents without assigned parking—a significant consideration in neighborhoods with high rental concentrations.

Electrical Panel Sizing: 100A vs 200A Service

Electrical service capacity represents one of the most critical—and expensive—considerations for Pacific Beach builders meeting 2026 EV charging requirements. Understanding when panel upgrades are necessary, what they cost, and how to plan for them during initial design can save thousands of dollars and prevent project delays.

Most homes built before 1990 throughout Pacific Beach, La Jolla, and Mission Beach have 100-ampere electrical service. These panels were sized for homes without central air conditioning, electric vehicle charging, pool equipment, or the numerous high-power appliances common in modern residences. Adding a Level 2 EV charger drawing 40-50 amperes to a 100A service often triggers overload conditions, particularly when the home operates air conditioning, electric water heaters, cooking appliances, and other loads simultaneously.

The National Electrical Code requires that calculated loads not exceed 80% of rated panel capacity unless all equipment is specifically listed for 100% continuous operation. For a 100-ampere panel, this means maximum calculated load of 80 amperes. A typical Pacific Beach home might have existing loads of 60-70 amperes from lighting (15A), kitchen circuits (20A), laundry (20A), air conditioning (20-30A), water heater (20-30A), and general receptacles (15-20A). Adding a 40-ampere EV charging circuit pushes total calculated load to 100-110 amperes—exceeding the 80-ampere threshold and requiring panel upgrade.

Upgrading from 100A to 200A service in San Diego County typically costs $2,500-$4,000 for straightforward installations. However, Pacific Beach installations frequently encounter complications that increase costs. Many older homes have panels located inside garages, but current code requires exterior mounting for emergency access. Relocating a panel from garage to outside adds $1,000-$2,500 depending on distance and whether existing service entrance wiring can be reused.

Real-world Pacific Beach examples illustrate the range. One homeowner reported $3,850 for 200A panel upgrade including permits, performed as part of an ADU and EV charger installation. Another received estimates from $5,000-$5,400 for panel upgrade plus 50 feet of wiring to garage for charger installation. A third, requiring panel relocation to meet current code in addition to 200A upgrade, received quotes ranging from $5,000-$18,000 depending on underground wiring complexity and whether SDG&E service lateral required replacement.

San Diego Gas & Electric service laterals—the wiring from the utility transformer to the home's meter—may also require upgrades. Older laterals sized for 100A service often cannot safely carry 200A loads. SDG&E typically replaces service laterals at no direct cost to homeowners, but the process requires scheduling and can delay projects by 2-4 weeks. In Pacific Beach's underground utility areas, service lateral upgrades may require vault access, traffic control if vaults are in roadways, and coordination with other utilities sharing the same vaults.

Permit fees in San Diego for electrical panel upgrades range from $200-$600 depending on project scope. The City requires licensed electrical contractors to perform all panel work, with inspections scheduled typically within 5-7 business days of completion. Pacific Beach Builder coordinates permit submittals, SDG&E service upgrade requests, and final inspections to minimize timeline impacts.

For new construction starting in 2026, Pacific Beach Builder recommends 200-ampere service as standard, even for smaller homes. The marginal cost difference between 100A and 200A service during initial construction is $300-$600—far less than the $2,500-$4,000 retrofit cost later. With EV charging, energy storage systems (required to be ESS-ready under Title 24), and increasing electrification of heating and cooking, 200A service provides necessary headroom for decades of service.

Some homes can avoid panel upgrades through careful load management. The Emporia Pro with Vue 3 monitor ($600-$700) dynamically adjusts EV charging power based on whole-home electrical usage, preventing overloads on 100A panels. When the home's base load increases, the system reduces charging amperage automatically. When loads decrease overnight, charging resumes at full power. This approach saves $1,500-$3,000 compared to panel upgrades, though it limits charging speed during high-consumption periods.

NeoCharge Smart Splitter ($399) offers another alternative, sharing a dryer's 240V outlet between the appliance and EV charger. When the dryer operates, EV charging pauses automatically. When the dryer finishes, charging resumes. For Pacific Beach homeowners with garages adjacent to laundry areas, this solution provides Level 2 charging without panel upgrades, though it requires accepting interrupted charging when laundry operates.

For multifamily developments, panel sizing becomes even more critical. Each dwelling unit requires sufficient capacity for EV charging infrastructure plus normal residential loads. Pacific Beach Builder typically specifies 150-200A service per unit in new multifamily construction, with ALMS managing charging loads across multiple units to prevent simultaneous peak demand that would overload building-level electrical infrastructure.

ADU EV Charging Requirements

Accessory Dwelling Units have exploded in popularity throughout Pacific Beach, La Jolla, and Mission Beach as homeowners respond to California's ADU-friendly legislation and San Diego's housing shortage. The 2026 building code requirements for EV charging in ADUs create new considerations for Pacific Beach homeowners planning these secondary units.

Under the 2026 California Building Standards, new one- and two-unit single-family dwellings or townhouses with attached private garages must have electrical conduit installed capable of supporting a Level 2 EV charger. This requirement extends to ADUs with attached or nearby parking spaces. If an ADU includes a dedicated parking space—whether attached garage, carport, or assigned surface space—it must include EV charging infrastructure capability.

The critical distinction is between "EV-capable" and "EV-installed." ADU parking spaces must be EV-capable, meaning infrastructure is pre-installed to support future charger installation, but the actual charging unit doesn't need to be installed unless the homeowner chooses. This includes running conduit from the ADU's electrical panel to the parking location, installing a dedicated 40-ampere circuit breaker, and terminating with an appropriate receptacle or junction box for future charger connection.

For Pacific Beach ADU projects, this requirement typically adds $800-$1,500 to electrical costs. If the parking space is immediately adjacent to the ADU—such as a garage beneath a second-story ADU—costs remain at the lower end. When parking is detached or accessed via alleys common in Mission Beach, conduit runs of 30-60 feet push costs toward the upper range.

ADU electrical panel sizing must accommodate EV charging infrastructure. California's 2022 Energy Code, still in effect for ADUs in 2026, requires new ADUs to be energy storage system (ESS) ready, necessitating infrastructure for future battery backup with minimum backed-up capacity of 60 amperes and at least four ESS-supplied branch circuits. When combining ESS-ready requirements with EV charging capability, many Pacific Beach ADUs require 125-amp sub-panels even for all-electric units under 800 square feet.

The interaction between main home and ADU electrical systems requires careful planning. ADUs typically connect to the primary residence's electrical service via sub-panel. If the main home has 100-ampere service, adding an ADU with 125-amp sub-panel plus EV charging capability often triggers upgrade to 200-ampere main service. Pacific Beach Builder coordinates these upgrades during design phase to avoid discovering capacity shortfalls during permit review or construction.

Parking assignment documentation is critical for ADU EV compliance. The 2026 code requires EV infrastructure at assigned parking spaces. For ADUs with clearly dedicated parking—such as garage spaces or designated surface spaces included in ADU rental agreements—compliance is straightforward. However, many Pacific Beach properties have shared parking areas where specific space assignments aren't formalized. Development Services may require recorded parking assignment agreements showing which spaces serve the ADU versus the primary residence before accepting that EV infrastructure is properly allocated.

Some Pacific Beach builders include full charger installation as an ADU amenity, not just EV-capable infrastructure. This adds $400-$700 for the charging unit but creates a marketing advantage for ADU rentals. Pacific Beach's younger demographic and proximity to tech employment centers in La Jolla and UTC create strong tenant demand for EV charging. ADUs with installed chargers command $50-$100 monthly rent premiums, recovering the installation cost within 7-14 months.

For ADU projects converting existing garages—popular in Pacific Beach where detached garages behind alley-accessed properties are common—EV requirements create additional complexity. These conversions often lose the garage parking space, requiring replacement parking elsewhere on the property. That replacement parking must include EV infrastructure under 2026 requirements, potentially requiring underground conduit across yards or through landscaping to reach new surface parking locations.

Title 24 energy compliance for ADUs includes EV-ready provisions. Even though ADUs under 800 square feet have simplified energy compliance paths, they must still demonstrate electrical infrastructure supports future EV charging. Pacific Beach Builder includes EV-capable infrastructure in all ADU energy compliance documentation, ensuring smooth permit approval without requests for revisions that delay timeline.

ALMS technology can benefit ADU projects where main home and ADU share limited electrical service capacity. Rather than sizing electrical service for simultaneous maximum load from both dwelling units plus both EV charging circuits, ALMS can manage loads dynamically. During high-demand periods, the system moderates charging speeds. During overnight off-peak periods when both units have minimal loads, full charging power is available. This can reduce service upgrade requirements from 400A to 250-300A, saving $2,000-$3,000 in electrical infrastructure costs.

Timeline and Compliance Deadlines

Understanding compliance timelines is critical for Pacific Beach builders planning 2026 projects. The transition from 2022 building code to 2025 code creates specific deadlines that determine which requirements apply to projects in various stages of development.

The 2025 California Building Code, including all EV charging infrastructure requirements, becomes effective January 1, 2026. All permit applications submitted on or after this date must comply with the 2025 code. Projects with complete permit applications submitted before January 1, 2026 will be reviewed under the 2022 code requirements, which are less stringent for EV infrastructure.

For Pacific Beach developers, this creates a strategic decision point. Projects that can submit complete building permit applications before December 31, 2025 avoid the more extensive EV requirements. However, rushing permit submittals with incomplete documentation often results in comprehensive revision requests that ultimately delay projects more than careful preparation under 2026 requirements would have.

The California Building Officials (CALBO) organization and San Diego Development Services have been conducting training sessions throughout 2025 to prepare plan reviewers and inspectors for the new requirements. This means January 2026 permit submittals will face scrutiny from reviewers specifically trained to verify EV infrastructure compliance. Incomplete or non-compliant applications will receive requests for revisions, extending approval timelines.

New state legislation affects permit review timelines starting in 2026. Under AB 2234, for developments with 25 units or fewer, local building departments must review building permits and return comprehensive revision requests within 30 business days of complete application. For developments of 26 units or more, jurisdictions have 60 business days. These mandated timelines create accountability but also mean jurisdictions will rigorously enforce completeness requirements—incomplete applications won't start the timeline clock.

AB 1308 introduces new requirements for final inspections. Local building departments must complete final inspections of permitted work within 10 business days after being notified that construction is completed. For Pacific Beach projects, this accelerates closeout timelines but requires contractors to ensure all work is truly complete and compliant before requesting final inspection. Failed inspections restart the 10-business-day clock, potentially delaying certificate of occupancy.

Typical new home construction timelines in California run 10-18 months from permit approval to completion. For Pacific Beach projects starting permit applications in early 2026, this suggests completion dates in late 2026 through mid-2027. Projects must account for permit review timelines (30-60 business days), plan revision cycles if required (typically 2-4 weeks per cycle), and inspection scheduling throughout construction.

San Diego Gas & Electric coordination timelines also affect project schedules. When panel upgrades or service increases are required, SDG&E must schedule service work. For underground utility areas like most of Pacific Beach, service upgrades requiring vault access or lateral replacement typically take 3-6 weeks from request to completion. Projects requiring new transformers or significant utility infrastructure may face 3-6 month timelines depending on equipment availability and street work permitting.

For projects planning to break ground in 2026, Pacific Beach Builder recommends beginning design and pre-permit coordination in Q4 2025. This allows incorporation of 2026 EV requirements during initial electrical design, coordination with SDG&E on capacity verification, and preparation of complete permit submittals that minimize revision cycles. Projects attempting to avoid 2026 requirements by submitting under 2022 code often face costly change orders when utility capacity proves insufficient for actual EV charging loads or when buyers request EV charging capability that wasn't initially planned.

Renovation and addition projects face similar timelines. Major renovations triggering parking facility alterations must incorporate EV infrastructure to current code even if the building permit is submitted under 2022 code. The California Building Standards Commission has clarified that parking facility changes constitute new construction subject to current EV requirements regardless of when the primary building permit was submitted.

For multifamily projects in Pacific Beach, early ALMS vendor selection affects timelines. Most ALMS installations require coordination with the electrical engineering team during design development to properly size electrical infrastructure, configure management zones, and plan network connectivity. Waiting until construction begins to specify ALMS often results in change orders, electrical redesign, and delayed inspections while modified plans are reviewed.

How to Prepare: Builder Checklist for 2026 Projects

Pacific Beach builders preparing for 2026 projects should follow this comprehensive checklist to ensure compliance with EV charging requirements while optimizing costs and maintaining project timelines.

Design Phase Checklist:

Conduct electrical load analysis early in design development. Calculate total anticipated loads including HVAC, water heating, cooking appliances, general lighting and receptacles, and EV charging circuits. Determine if 200A service is adequate or if larger service (300-400A for larger homes or multifamily buildings) is necessary. Engage licensed electrical engineers for projects with complex load profiles or multiple dwelling units.

Coordinate with San Diego Gas & Electric before finalizing electrical design. Request service capacity verification showing available capacity at the property. Identify if transformer upgrades, service lateral replacement, or vault modifications are required. Obtain timeline estimates for any SDG&E work required. This prevents discovering capacity constraints during permit review when redesign costs escalate.

For multifamily projects, evaluate ALMS vendors during design development. Obtain proposals from qualified vendors showing electrical capacity requirements with ALMS versus traditional dedicated circuits. Compare total project costs including ALMS equipment, reduced electrical infrastructure, and ongoing operational fees. Select systems with proven track records and California installations—avoiding experimental technology that may complicate inspections or maintenance.

Design electrical panel locations for current code compliance. Panels must be exterior-mounted for emergency access in most configurations. Plan locations that minimize distance to parking areas to reduce conduit and wiring runs. Avoid locations requiring extensive underground routing through landscaping, driveways, or areas with future hardscaping planned.

Specify connector types based on project market positioning. For higher-end Pacific Beach and La Jolla projects, specify J3400/NACS compatibility to future-proof installations. For affordable housing or rental projects where initial cost is paramount, J1772 remains acceptable through 2026 but consider long-term compatibility as vehicle fleet transitions.

Incorporate EV infrastructure into Title 24 energy compliance documentation from the start. Include dedicated 40A circuits in load calculations. Show EV-capable or EV-installed infrastructure on electrical plans. For ADU projects, document ESS-ready requirements alongside EV-capable provisions to demonstrate comprehensive compliance.

Permit Application Checklist:

Prepare complete electrical single-line diagrams showing main service, sub-panels, disconnecting means, and all EV charging circuits. Include overcurrent protection device sizes for all components. Show conduit sizes and types, conductor sizes and types. Demonstrate that calculated loads don't exceed 80% of rated capacity unless equipment is listed for 100% operation.

Include site plans showing existing parking spaces, proposed EV charging locations, and dimensioned layouts. For accessible parking, show compliance with reach range requirements per California Building Code Section 11B. For multifamily projects, clearly identify assigned versus shared parking and show which spaces have EV-capable versus EV-installed infrastructure.

Provide electrical load calculations demonstrating adequate service capacity. Show existing loads if renovation project. Show proposed loads including EV charging. Demonstrate total calculated load remains within service capacity with appropriate safety margins. Include ALMS specifications if used, showing minimum 3.3kW simultaneous delivery capacity to each managed space.

Specify all equipment with manufacturer model numbers and specification sheets. Include proof that all EVSE is listed and labeled by Nationally Recognized Testing Laboratory. This prevents inspection delays when inspectors cannot verify equipment certification.

For San Diego projects, complete Circuit Card DS-1779A for single-family residential installations in private garages. This simplified form replaces full electrical plans for straightforward installations, accelerating review timelines. Include load calculations on the Circuit Card showing available capacity.

Construction Phase Checklist:

Use only California-licensed electrical contractors for all EVSE installation work. Verify contractor licenses are current and include appropriate classifications for electrical work. Many general contractors hold B-licenses but subcontract electrical work to C-10 licensed electricians—verify subcontractor credentials before work begins.

Install all conduit, wiring, and infrastructure during rough electrical phase. Don't wait until final electrical to run EV circuits—accessing wall cavities and routing conduit becomes exponentially more difficult and expensive after drywall installation. For multifamily projects with multiple floors, coordinate vertical chases during framing to accommodate EV circuits to parking levels.

Coordinate ALMS installation with electrical rough-in. Most systems require network connectivity via ethernet or cellular modems. Plan network infrastructure during framing and rough electrical phases. Test connectivity before closing walls to avoid troubleshooting access issues later.

For parking areas requiring striping, signage, or accessibility features, coordinate with civil and accessibility requirements. EV parking spaces may require specific signage per California Vehicle Code. Accessible EV spaces must meet both accessibility standards and EV infrastructure requirements—work with certified accessibility specialists for these installations.

Schedule electrical inspections with adequate notice. San Diego Development Services typically schedules inspections within 5-7 business days. Request inspections for rough electrical before closing walls, and final electrical after all devices are installed and energized. Have all specification sheets, load calculations, and permit documents on site during inspections for inspector reference.

Final Closeout Checklist:

Test all EV charging infrastructure before final inspection. Verify receptacles have proper voltage and grounding. If chargers are installed, test with actual vehicles to confirm functionality. Document testing results for inspector review.

Provide homeowner documentation including EV infrastructure locations, circuit breaker identifications, equipment specifications, and operation instructions. For multifamily buildings, provide comprehensive documentation to HOA or property management showing which spaces have which infrastructure, how ALMS operates, and maintenance requirements.

Register for all available rebates and incentives. Submit applications to Southern California Edison for smart charger rebates ($1,000). Guide homeowners through SDG&E Charge Ready Home program applications for panel upgrade rebates (up to $4,200). Provide federal tax credit documentation showing installation costs for 30% credit (maximum $1,000 residential).

For multifamily projects, establish ongoing maintenance and operation protocols. Identify who is responsible for ALMS monitoring, network connectivity fees, equipment repairs, and resident support. Document these responsibilities in CC&Rs and property management agreements before final units close.

Pacific Beach Builder manages this entire process for clients, from initial electrical design through final inspection and rebate registration. Our experience with 2026 code requirements, relationships with SDG&E and San Diego Development Services, and established ALMS vendor relationships ensure projects meet compliance requirements efficiently while optimizing costs. Contact us at (858) 290-1842 to discuss your 2026 project and ensure EV charging infrastructure is properly planned from the start.