California’s New 2026 Electrical Disclosure Law:

What Home Buyers and Sellers Need to Know

California is rolling out a major update to home-selling requirements, and if you’re planning to buy or sell a single-family residence in 2026 or beyond, you’ll want this on your radar. Beginning January 1, 2026, a new state law, SB 382, requires sellers to provide a detailed disclosure about the home’s electrical system and any local rules that may mandate replacing gas appliances during a sale.

This change strengthens transparency, reduces safety risks, and helps buyers understand what they’re stepping into before committing to one of the largest financial decisions of their lives.

What Is SB 382 and Why Was It Created?

SB 382 was signed into law in 2024 with one straightforward purpose:to ensure buyers know whether a home’s electrical system is safe, up-to-code, and capable of supporting modern appliances and future upgrades.

Electrical systems are often overlooked during a real estate transaction. Problems stay hidden until something overheats, fails, or causes insurance complications. California is aiming to prevent that by requiring a professional safety inspection and a standardized disclosure.

What Sellers Must Do Under the New Law

Starting in 2026, sellers of single-family homes must complete the following steps as part of their disclosure package:

1. Obtain a Professional Electrical Safety Inspection

A qualified professional must inspect:

• The main electrical panel

• Subpanels

• Wiring

• Electrical capacity

• Any known hazards, deficiencies, or outdated components

This is now just as essential as the seller’s TDS, NHD, and other statutory disclosures.

2. Provide Buyers With a New Electrical System Disclosure

The written disclosure must outline:

• Safety issues found during the inspection

• The capacity of the electrical system

• Whether the system can support additions like EV chargers, solar, electric HVAC systems, or induction appliances

• Any recommended upgrades or concerns

Section 11E of the 2025 California Residential Purchase Agreement (RPA) reinforces this requirement by advising buyers of the importance of electrical inspections due to safety risks and insurance implications.

3. Disclose Local Laws Requiring Replacement of Gas Appliances

Some cities and counties in California have passed ordinances requiring homes to replace certain gas appliances with electric versions at point of sale.Under SB 382, sellers must clearly disclose:

• Whether such rules apply

• What types of replacements or upgrades might be required

• Any anticipated costs or obligations for the buyer

How This Protects Buyers

For buyers, this new law provides a level of clarity that was often missing. With electrification rapidly expanding—think EV charging, solar panels, heat pumps, and all-electric kitchens—this disclosure ensures you’re not blindsided by an outdated electrical system.

It helps buyers:

• Understand the true condition of the home

• Avoid surprise upgrade costs after closing

• Anticipate capacity needs for future electric appliances

• Make informed insurance decisions

How This Impacts Sellers

Sellers should prepare early.Because this inspection is now mandatory, it becomes part of the standard disclosure timeline. If it’s delivered late, the buyer automatically regains a 3–5 day cancellation right under California law.

The best move for sellers:order the electrical inspection before or immediately upon listing.

This prevents delays and protects the seller from potential cancellations deep into escrow.

Bottom Line

Beginning January 1, 2026, California is requiring a new electrical system safety inspection and disclosure for all single-family home sales. This rule adds a new layer of transparency, protects buyers from hidden hazards, and helps everyone better understand the home’s readiness for modern electric technology.

Whether you’re selling or buying, this is a key update to follow closely.If you’d like help incorporating this into your listing or transaction process, our team can guide you every step of the way.