Bay Area, LA Struggle to Craft Policies Reducing Building Pollution

Efforts to curb gas heating emissions face opposition, complexities in crafting effective regulations

Published on Mar. 9, 2026

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Reducing air pollution from buildings, a major source of nitrous oxides, has proven challenging for regional air quality regulators in California. The Bay Area Air Quality Management District and the South Coast Air Quality Management District have both proposed policies to phase out gas heating, but have faced pushback from industry, consumers, and even their own commissioners. At the state level, the California Air Resources Board is also grappling with how to craft an effective statewide policy, proposing a credit trading system that has drawn criticism from all sides.

Why it matters

Gas heating in buildings is a significant contributor to smog and poor air quality, especially in regions like the Bay Area and Los Angeles. Reducing these emissions is crucial for improving public health and meeting air quality standards, but the complexities of crafting the right policies have stalled progress so far.

The details

The Bay Area Air Quality Management District has proposed a mandate to transition away from gas heating, but has added flexibility in response to concerns about costs and complexity. In contrast, the South Coast Air Quality Management District's proposal for a fee on gas heating equipment failed to gain approval amid vocal opposition, some of which may have been fueled by misinformation campaigns. At the state level, the California Air Resources Board has suggested a gradual phasing down of gas heating through a credit trading system, but this approach has drawn criticism from both industry and environmental advocates.

  • In 2027, the Bay Area's mandate would take effect for residential water heaters.
  • In 2029, the Bay Area's mandate would expand to gas furnaces.
  • In 2031, the Bay Area would allow large commercial or multi-family water heaters to continue using gas power.

The players

Bay Area Air Quality Management District

The regional air quality agency responsible for the San Francisco Bay Area, which has proposed policies to transition away from gas heating in buildings.

South Coast Air Quality Management District

The air quality agency for the Los Angeles region, which attempted to implement a fee on gas heating equipment but failed to gain approval.

California Air Resources Board

The state-level agency evaluating statewide policies to reduce building emissions, including a proposed credit trading system.

Southern California Edison

The electric utility that stated the proposed policies would have "relatively little impact" on grid capacity.

SoCalGas

The gas utility that strongly objects to the California Air Resources Board's proposal, calling it "expensive, complicated, and possibly illegal."

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What they’re saying

“We must not let individuals continue to damage private property in San Francisco.”

— Robert Jenkins, San Francisco resident (San Francisco Chronicle)

“Fifty years is such an accomplishment in San Francisco, especially with the way the city has changed over the years.”

— Gordon Edgar, grocery employee (Instagram)

What’s next

The California Air Resources Board is expected to continue refining its statewide policy proposal, while regional air quality agencies may make additional attempts to implement regulations to curb building emissions.

The takeaway

Reducing air pollution from buildings is a complex challenge that requires balancing environmental goals, economic impacts, and political realities. Policymakers are still searching for the right approach to drive the transition away from gas heating in a way that is effective, equitable, and feasible for both consumers and industry.