Energy Bills, TOU Rates And Your DTI In Dublin

Are rising PG&E bills making you second-guess your home budget or pre-approval? You are not alone. With recent rate hikes and Time-of-Use pricing across Dublin, it is smart to ask how energy costs play into your debt-to-income ratio. In this guide, you will learn how TOU rates work locally, what lenders count in DTI, and simple steps to keep your monthly costs predictable without hurting your loan chances. Let’s dive in.

TOU rates on a Dublin bill

Who supplies your power

Most Dublin homes get electricity delivery from PG&E and generation from the county’s community energy program, now called Ava Community Energy, which many residents know as EBCE. The City of Dublin set EBCE’s Renewable 100 as the default for many accounts, which adds about 1 cent per kWh, or roughly 4 to 7 dollars a month for a typical household, and it appears as an EBCE or Ava line on your bill. You can confirm the default and cost details on the city’s energy pages for residents at the City of Dublin site and Energy page.

TOU hours and why timing matters

Under a Time-of-Use plan, electricity costs more during peak hours and less off-peak. Many PG&E residential TOU plans set peak windows in the late afternoon and evening, often around 4 to 9 p.m., with cheaper rates overnight and midday. Shifting high-use tasks like laundry, dishwashing, and EV charging to off-peak windows can lower your bill. You can review plans and use tools to compare options on PG&E’s TOU page.

What drives higher TOU costs

Air conditioning on hot afternoons, charging an EV during peak hours, and running electric water heaters or dryers in the evening are the biggest bill drivers. If most of your usage happens during peak windows, costs can jump even if your total kWh stays the same. Scheduling, smart plugs, and EV charger timers can help you shift usage and keep costs down. PG&E’s comparison tools can show which rate plan fits your habits on the TOU page.

Why energy bills usually do not change your DTI

What lenders include in DTI

Lenders look at two numbers: a housing ratio that includes your mortgage payment, taxes, insurance, and HOA dues, and a total ratio that adds recurring monthly debts like car loans and student loans. Program limits vary by loan type. For a quick overview, see the top-trending FAQ guidance from Fannie Mae.

The core rule on utilities

Utility bills like electricity, gas, water, garbage, and internet are usually not counted as debt in your DTI. Federal rules define what goes into housing expense for some programs and do not include utilities in that definition. In practice, lenders treat utilities as normal living expenses, not debt payments. You can read the federal definitions on govinfo.gov.

Exceptions you should know

• HOA dues count in DTI. If your HOA includes utilities, that cost is effectively included through the HOA line item documented in housing expense. See federal definitions on govinfo.gov.
• VA loans use a residual income test. VA underwriting subtracts a standardized allowance for maintenance and utilities when measuring how much income you have left after debts and housing. High real-world bills can matter even though they do not add to DTI. Review details in the VA guidance summary here.
• Payment plans that appear on credit can count. If a past-due utility becomes a formal payment arrangement that shows up as a recurring obligation, underwriters may include it. See Fannie Mae’s quality guidance on undisclosed debts and verification here.

Rising bills and affordability in 2024–2025

California households have seen notable bill increases since 2024, with many reporting average monthly costs in the low to mid 200s and some reports near 294 dollars in 2025. Regulators also approved a new fixed customer charge that changes how costs show up on bills. For context, see the recent coverage of PG&E residential bills from the San Francisco Chronicle.

In Dublin, EBCE’s Renewable 100 default adds about 1 cent per kWh, which city materials estimate as a modest 4 to 7 dollars a month for a typical home. That line item is part of your overall bill and worth tracking for budgeting. You can confirm program details on the City of Dublin energy pages.

Smart steps before you apply

• Pull the last 12 months of PG&E bills, including EBCE or Ava line items. Note your average kWh and monthly cost.
• Use PG&E’s “compare rate plans” and TOU tools to test different plans and see how off-peak scheduling might change your bill. Start on the PG&E TOU page.
• Shift high-use tasks off-peak. Set EV charging to overnight, run laundry and dishwashers later, and pre-cool your home before peak windows when safe and practical.
• If you are buying a condo or townhome, ask what the HOA covers. HOA dues count in DTI, so clarity helps your pre-approval.
• VA buyers, ask your loan officer to walk through the residual income test and the utilities allowance so you know how your budget fits.
• Considering solar or batteries? Plan selection and TOU hours matter. Review the basics and consult a qualified solar pro who knows current PG&E and community energy rules. Start with the PG&E TOU page to understand rate timing.

For Dublin sellers

Help buyers budget with clarity. Include a 12-month summary of electricity usage and costs, note any solar, battery storage, EV charging, or unusual loads, and identify your EBCE or Ava product on the bill. This transparency builds trust and helps buyers see the full cost of ownership. You can reference program context from the City of Dublin energy page when preparing your disclosure packet.

Checklist for your lender conversation

• Last 12 months of utility bills with kWh and dollar totals
• HOA statement and a note on which utilities are included, if any
• EV charging habits and schedule, plus any smart controls
• Any payment plans or resolved arrears with documentation

The bottom line

Your electricity usage pattern and EBCE program choice affect your monthly budget, not usually your DTI. By understanding TOU windows, choosing the right plan, and sharing clear bill history, you can keep cash flow steady while staying loan-ready. If you want local, hands-on guidance in Dublin and the greater San Ramon Valley, reach out to the Jenn Collins Group for a clear plan forward.

FAQs

Do PG&E electricity bills count toward DTI in California?

• Generally no. Utilities are treated as household expenses, not debt, under federal definitions, though HOA dues that include utilities count in DTI and VA loans consider a standardized utilities allowance in the residual income test.

How do TOU peak hours affect my Dublin bill?

• Rates are higher during peak windows, often late afternoon and evening, so shifting EV charging and appliances to off-peak hours can lower costs; check plan details and tools on PG&E’s TOU page.

Why is there an EBCE or Ava line on my PG&E bill in Dublin?

• Dublin defaulted many accounts to EBCE’s Renewable 100, which adds about 1 cent per kWh, roughly 4 to 7 dollars a month for a typical household, and it shows as a separate generation line item on your bill.

I am using a VA loan. Will high utility costs hurt my approval?

• DTI does not add utilities, but the VA residual income test subtracts a standard utilities allowance, so your budget still matters and you should review it with your lender.

Should I switch TOU plans before applying for a mortgage?

• Choose the plan that lowers your bill based on your usage using PG&E’s comparison tools; lenders focus on documented debts for DTI, but a lower utility bill improves your monthly cash flow.