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加州新仓库法 AB 98 与南加州空气质量局 WAIRE（Rule 2305）：租仓库前要知道什么

AB 98 and SCAQMD WAIRE (Rule 2305): what to know before leasing a warehouse

更新于 2026-11-07 Updated 2026-11-07 · AI Space

AB 98：管“新建和扩建”。

AB 98于2024年签署，2025年又经SB 415修订。主要内容自2026年1月1日起生效，规范的是新建或扩建的物流仓储项目。

  1. 选址。 新项目须位于指定的道路沿线。
  2. 距离敏感受体900英尺以内（住宅、学校等）：
    • 须设置缓冲区。
    • 装卸码头须尽量背离敏感受体。
    • 能接电的码头禁止卡车怠速。
    • 25万平方英尺以上的项目须设独立货车出入口。
  3. 货车路线。 河滨县和圣贝纳迪诺县属于“仓库集中区”，相关城市须率先制定货车路线。
  4. 豁免。 SB 415明确：以制造为主、附带配送的项目不属于“物流用途开发”。

对租户的意义： 承租现有仓库一般不直接适用AB 98。但如果房东计划扩建，或者您打算自建，审批会更复杂、周期更长。

WAIRE（Rule 2305）：管“正在运营”。

南加州空气质量局（South Coast AQMD）的这项规定适用于单栋室内面积≥10万平方英尺的仓库。

  1. 由运营方（通常是租户）负责：
    • 根据卡车进出次数计算每年需要获得的“WAIRE积分”。
    • 积分可以通过使用零排放卡车、安装充电桩或太阳能等方式获得，也可以按每分1,000美元缴纳缓解费。
  2. 每年1月31日前须提交上一年度的年度报告。

签约前问房东：

  • 建筑面积是否≥10万平方英尺？
  • 之前租户的WAIRE报告和积分记录？
  • 现有充电桩、太阳能和电力容量？
  • 是否在敏感受体900英尺范围内？

本文仅供一般信息参考，不构成法律、税务或海关建议；具体决策请咨询持牌专业人士。

AB 98 governs building and expanding warehouses.

AB 98 was signed in 2024 and amended by SB 415, which Governor Newsom signed on October 3, 2025. Its main development standards took effect January 1, 2026. They apply to new or expanded "logistics use developments," not to tenants leasing an existing building.

  • Siting. New projects must sit on specified roadways.
  • Within 900 feet of a sensitive receptor (homes, schools and similar):
    • a buffer area is required;
    • loading docks must face away from the receptor where feasible;
    • trucks may not idle at docks that offer plug-in power;
    • projects of 250,000 SF or more need a separate truck entrance.
  • Truck routes. Riverside and San Bernardino counties form the "Warehouse Concentration Region." Cities there had a January 1, 2026 deadline to adopt truck routes. The rest of the state follows from 2028.
  • Exemption. SB 415 clarified that manufacturing with ancillary distribution is not a logistics use development.

What this means for tenants. Leasing an existing building is usually unaffected. If the landlord plans an expansion, or you plan a build-to-suit, expect longer and more complex entitlements.

WAIRE (SCAQMD Rule 2305) governs operating warehouses.

It applies to any single building with at least 100,000 SF of indoor space in the South Coast air district.

  • The operator owns the obligation, and the operator is usually the tenant.
    • Each year you owe "WAIRE Points," based on truck trips.
    • You earn points through zero-emission trucks, EV chargers, solar and similar measures, or you pay a mitigation fee of $1,000 per point plus an administrative fee.
  • Annual WAIRE Report. It is due January 31 for the prior year.

Ask the landlord before signing

  • Is the building 100,000 SF or larger?
  • What do the prior tenant's WAIRE filings and points history show?
  • What chargers, solar and electrical capacity are already installed?
  • Is the site within 900 feet of a sensitive receptor?

For general information only. This is not legal, tax or customs advice; consult licensed professionals before acting.

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