California's New Gas Appliance Disclosure: What Los Angeles Sellers Must Know Before Listing

Does California require sellers to disclose gas appliance restrictions when selling a home?

Starting January 1, 2026, California Civil Code § 1102.6j requires sellers of single-family homes to disclose in writing any known state or local rules restricting replacement of gas-powered appliances that transfer with the home. A companion law, Civil Code § 1102.6i, requires sellers to provide a written notice advising buyers that a professional inspection of the home's electrical systems may be advisable. Both apply to single-family residential property sales statewide under SB 382 (Chapter 443, 2024).

By Paul Blair | October 25, 2026

Two new disclosure requirements took effect January 1 of this year, and they're still catching Los Angeles sellers off guard.

These aren't buried in a supplemental form that gets skimmed past during a hectic pre-listing week. They apply to any single-family home sale in California, and if you're listing in Los Angeles in 2026, you need to know what you're signing off on before your property hits the market.

Here's what changed, what it actually requires, and what it means in practice.

What SB 382 Added to California's Seller Disclosure Package

Governor Newsom signed Senate Bill 382 in September 2024. Two new sections of Civil Code § 1102 took effect on January 1, 2026.

§ 1102.6j: The Gas Appliance Disclosure

If you're selling a single-family home in California, you now must disclose to the buyer in writing any state or local rules you're aware of that restrict replacing gas-powered appliances that transfer with the home. The statute covers appliances fueled by natural gas and those fueled by liquid propane.

The operative phrase is "to the extent of the seller's or agent's awareness." This is a knowledge-based disclosure. If you know of no applicable restriction, you disclose that. If you know of a rule that limits how the buyer can replace a gas stove, gas furnace, or gas water heater on the property, you disclose it.

§ 1102.6i: The Electrical Inspection Advisory

This one requires you to provide a written statement advising the buyer that a professional inspection of the home's electrical systems may be advisable before closing. It's an advisory, not a certification. You're not warranting anything about your electrical. You're telling the buyer that getting a licensed electrician to look at it is worth considering.

Both disclosures are now required for single-family residential property sales across California.

How This Plays Out in Los Angeles Specifically

This is where the story gets market-specific, and where some of the confusion comes from.

The Bay Area's BAAQMD (Bay Area Air Quality Management District) has already adopted bans on new and replacement gas water heaters starting in 2027, and gas furnaces starting in 2029. Sellers in those nine Bay Area counties have a concrete local rule to disclose under § 1102.6j.

Los Angeles County sits in South Coast AQMD territory, which is a different air district. South Coast AQMD has been developing rules around appliance manufacturer zero-emission sales requirements, but as of this writing has not adopted the same blanket replacement bans as the Bay Area.

What LA does have: a 2022 city ordinance requiring all-electric construction for most new buildings approved after April 2022. That applies to new construction, not resale. If you're selling a pre-2022 home in Brentwood, Los Feliz, or Studio City, that ordinance does not directly create a § 1102.6j disclosure obligation for your transaction.

Looking ahead: CARB (the California Air Resources Board) has been directed to develop statewide rules that would restrict sales of new gas heating and water heating equipment starting in 2030. Those regulations are still being developed. They don't currently create a disclosure obligation for sellers, but they're part of the trajectory buyers at every price point are increasingly asking about.

For most Los Angeles resale sellers today, the § 1102.6j disclosure will be a negative disclosure. You're affirming that you're not aware of any current restriction limiting the buyer's ability to replace the gas appliances included in the sale. That step is still required. Skipping it because you don't know of any restriction isn't a workaround. It's a missing disclosure.

For sellers of newer properties or homes in jurisdictions with specific local electrification rules, check with your agent to confirm whether any applicable rule needs to be addressed before signing.

Why the Disclosure Matters Even When Your Answer Is "No Known Restrictions"

California disclosure law is often about confirming what you know, not just surfacing problems.

The § 1102.6j requirement isn't triggered only when there's a restriction to report. It requires you to address the question. A missing disclosure isn't legally equivalent to a negative disclosure.

The same holds for the electrical advisory under § 1102.6i. Skipping it because your home has updated wiring isn't an option. The advisory goes to the buyer regardless of the property's condition. It's their notice that getting an independent electrical inspection is on the table.

This matters particularly in the older housing stock that defines many of LA's most desirable addresses. A 1940s Spanish bungalow in Silver Lake or a 1960s Mid-Century in Laurel Canyon may have had a kitchen renovation and fresh paint, but the service panel and branch wiring history can still be worth a closer look. The electrical advisory exists for exactly that reason.

SB 382 also included a third disclosure, the thirdhand smoke residue provision now codified as § 1102.6k, which has its own requirements. That one is addressed separately in California's Smoking Disclosure Law for LA Sellers.

If you're preparing to list in the next 60 to 90 days and want to walk through which 2026 disclosures apply to your specific property, start with a property value assessment and we'll work through the full pre-listing picture together.

How the Gas Appliance and Electrical Disclosures Fit the Larger Package

The Transfer Disclosure Statement remains California's primary seller disclosure tool, and the SB 382 additions expand that framework without replacing it.

The California TDS addresses what you know about the physical condition of the home: roof, foundation, water damage, permits, environmental hazards, and material facts affecting value or desirability. The § 1102.6j and § 1102.6i disclosures sit alongside the TDS as companion items that must be delivered before close.

California has added to the required disclosure package several times in recent years. AB 968, which took effect earlier in 2026, requires sellers who owned a property for less than 18 months to disclose the scope and contractors of any renovations. Each addition is manageable on its own. Missing one because you weren't tracking the changes is what creates problems.

What to Confirm Before Listing Your LA Home in 2026

Before your property goes active, these items belong on the pre-listing checklist:

• Know which appliances are gas-powered. Furnace, water heater, range, dryer: anything that burns natural gas or propane and transfers to the buyer.
• Ask your agent whether any South Coast AQMD or City of LA rules currently restrict replacement of those appliances for your specific property type and approval date.
• Confirm the electrical advisory gets delivered as part of the disclosure package, not left out because the home was recently renovated.
• Verify your agent is using current CAR forms. California Association of Realtors updated its disclosure forms to reflect the 2026 statutory changes. If your agent is working from outdated versions, that's worth addressing before anything gets signed.

Frequently Asked Questions

Does the gas appliance disclosure apply to condo sales in Los Angeles?

Civil Code § 1102.6j, as written, applies to single-family residential property. Condominium sales are subject to different disclosure requirements under separate Civil Code sections and HOA disclosure rules. If you're selling a condo, confirm with your agent which specific disclosures apply to your transaction.

What if I'm not aware of any gas appliance replacement restrictions in my area?

That's the most common situation for LA resale sellers right now. If you're not aware of any applicable restriction, your disclosure reflects that: you affirm no known restriction exists. The disclosure is still required. The answer just happens to be negative.

Does the electrical inspection advisory mean I have to make repairs?

No. The § 1102.6i advisory tells buyers that getting an electrical inspection is worth considering. You're not certifying the electrical is defect-free, and you're not required to make repairs based on the advisory alone. What happens after a buyer's inspector identifies something is part of the normal contingency and negotiation process, not a disclosure obligation.

How does the CARB 2030 gas appliance rule affect sellers today?

CARB has been directed to develop statewide rules that would restrict sales of new gas heating and water heating equipment starting in 2030. Those regulations are still being developed and are not yet final. They don't currently create a § 1102.6j disclosure obligation for sellers. But buyers are asking about electrification timelines more often, especially at higher price points, and being prepared to address that question accurately reflects well on your transaction.

Do as-is sales in California still require these disclosures?

Yes. California's as-is provisions limit repair negotiations, not disclosure obligations. An as-is sale still requires the full TDS, SPQ, NHD, and all companion disclosures including the 2026 additions from SB 382. The guide to as-is home sales in California covers what you're still required to deliver even when the property is being sold without repairs.

The seller disclosure package for a California home sale gets updated regularly, and the 2026 SB 382 additions apply to every single-family transaction in Los Angeles. Whether you're listing a 1930s Spanish in Silver Lake or a newer build in Sherman Oaks, the gas appliance and electrical disclosures belong in your package from the start. Getting them in place before you list, not sorted out in escrow, keeps the transaction moving and protects everyone at the table.

About Paul Blair Paul Blair is the founder and broker of Grey Square, a virtual real estate brokerage representing buyers and sellers across Dallas, Los Angeles, and Houston. With 22 years in the business, Paul works the full range of the market, from luxury homes in the Park Cities and Preston Hollow to estates in the Hollywood Hills and across the Westside. Connect with Paul and the Grey Square team at greysq.com. TX TREC #9011505 · CA DRE #01792671.