California’s rental housing laws continue to evolve at a rapid pace, and 2026 introduces a wide range of new requirements landlords need to understand. From lease language and rent pricing to habitability standards, eviction rules, and court procedures, these updates affect how rental properties must be operated across the state.
For rental owners, compliance is no longer about reacting after problems arise. It’s about understanding new laws before they take effect and adjusting systems, documentation, and processes accordingly. This guide walks through the most impactful California landlord laws going into effect in 2026, explains what each bill does, and outlines why these changes matter for property owners.
Key Takeaways
AB 1529 and AB 1414 introduce important lease and tenant notice changes starting in 2026
AB 325 and SB 763 increase scrutiny and penalties related to rent pricing practices
AB 628, SB 610, and SB 655 expand habitability standards and landlord responsibilities
AB 246 and AB 238 add new tenant protections affecting eviction timelines
AB 414 updates how security deposits and move-out statements must be handled
Court and service procedures change under AB 1384 and AB 747, increasing documentation requirements
Lease and Rental Agreement Changes Under AB 1529 and AB 1414
Assembly Bill 1529 makes a technical but important clarification to the Tenant Protection Act of 2019. Beginning January 1, 2026, landlords may satisfy required tenant protection disclosures by including them directly within the lease or rental agreement. While this offers flexibility, it also means outdated lease templates could fall out of compliance if they aren’t updated correctly.
AB 1414 affects how landlords handle bundled services. For tenancies that are month-to-month or otherwise renewed on or after January 1, 2026, tenants must be allowed to opt out of paying for third-party subscription services tied to the tenancy, such as internet or wireless services. If a landlord fails to provide this opt-out or continues charging after a tenant opts out, the tenant may deduct those charges from rent. Retaliation for opting out is prohibited.
These two bills make it clear that lease structure, disclosures, and billing practices must be reviewed carefully heading into 2026.
Rent Pricing Oversight Under AB 325 and SB 763
Assembly Bill 325 amends California’s Cartwright Act to address the use of common pricing algorithms. While the law does not prohibit rent pricing software outright, it restricts coordinated pricing practices that rely on shared competitor data to influence rents or availability across multiple properties.
SB 763 significantly increases penalties for violations of the Cartwright Act. For corporations, fines can reach millions of dollars, while individual penalties have also increased. Together, these laws raise the stakes for how landlords and property managers approach rent-setting strategies.
For rental owners, the takeaway is clear. Rent pricing decisions must remain independent, defensible, and well-documented, especially when using third-party tools or market data.
Expanded Habitability Standards Under AB 628, SB 610, and SB 655
AB 628 introduces new minimum habitability requirements for residential rental units. For leases entered into, amended, or extended on or after January 1, 2026, units must include a working stove and refrigerator unless specific exemptions apply. Landlords are responsible for maintaining these appliances in safe working order, and recalled appliances must be repaired or replaced within 30 days.
Senate Bill 610 expands landlord responsibilities following natural or manmade disasters. Landlords must remove debris, mitigate hazards such as mold or smoke damage, and follow government cleanup protocols. Units are not considered habitable until cleared by appropriate public health authorities, and tenants have the right to return at the same rental rate once conditions are deemed safe, unless the tenancy is otherwise lawfully terminated. Rent is not owed during mandatory evacuation periods.
SB 655 signals future changes by directing state agencies to establish maximum indoor temperature standards. While enforcement begins later, the law reflects California’s growing emphasis on cooling systems as a habitability and safety issue.
Eviction Updates Under AB 246 and AB 238
Assembly Bill 246 creates a new eviction defense for tenants whose Social Security benefits are delayed, reduced, or terminated through no fault of their own. Courts may issue stays of eviction proceedings, sometimes lasting up to six months, provided the tenant meets specific requirements once benefits resume.
AB 238 adds protections related to foreclosure-based evictions tied to declared disasters, including the 2025 Eaton and Palisades fires. Borrowers who receive forbearance due to disaster-related hardship may be protected from eviction during defined periods.
These laws can extend eviction timelines and increase procedural complexity, making compliance and documentation more critical than ever.
Security Deposit Changes Under AB 414
Assembly Bill 414 revises how landlords must deliver security deposit refunds and move-out statements. Landlords and tenants may mutually agree to electronic delivery, but without that agreement, first-class mail requirements apply.
The law also introduces detailed rules for properties with multiple adult tenants, including how refunds are made payable and delivered when no written agreement exists. Additional notice requirements apply when tenants paid rent or deposits electronically.
Given how frequently security deposit disputes arise, AB 414 raises the importance of consistent processes and clear written agreements.
Mobilehome and Affordable Housing Updates
Several laws affect mobilehome parks, including AB 391, AB 456, SB 610, and AB 806. These bills update notice delivery rules, sales procedures, park closure requirements, and tenant protections related to cooling systems.
Affordable housing owners should also be aware of rent cap changes tied to Low Income Housing Tax Credit properties and updated guidance from state housing agencies. In some cases, rent increases are limited even when older calculations would allow higher amounts.
Court and Service Procedure Changes Under AB 1384 and AB 747
AB 1384 allows courts greater flexibility in scheduling hearings when parties agree in writing. AB 747, known as the SPARE Act, significantly increases proof-of-service documentation requirements in unlawful detainer cases beginning in 2027. Landlords must be prepared to demonstrate that service was properly completed, including detailed records and evidence.
FAQs
Do all 2026 landlord laws apply to every rental property?
No. Some laws depend on property type, lease structure, funding sources, or specific circumstances, and local ordinances may impose additional requirements.
Which bills create the most risk for landlords?
AB 628, AB 414, AB 246, and AB 325 carry higher risk due to habitability standards, deposit handling, eviction delays, and pricing scrutiny.
Will rent increases be capped statewide?
Not universally, but affordable housing properties and certain regulated units face stricter limits.
What happens if a landlord fails to comply?
Penalties may include fines, delayed evictions, tenant remedies, and increased legal exposure.
How can landlords stay compliant as laws continue to change?
Professional property management provides systems, oversight, and expertise that help reduce risk.
Stay Ahead with Advantage Property Management Services
The 2026 California landlord law updates reinforce a simple reality. Rental property ownership now requires more structure, stronger documentation, and constant regulatory awareness. For many owners, managing compliance alone adds unnecessary risk and stress.
Advantage Property Management Services helps rental owners navigate California’s evolving legal landscape with confidence. From lease compliance and habitability oversight to security deposit handling and eviction coordination, our team delivers a higher standard of property management designed to protect your investment.
If you want to prepare for 2026 with clarity and peace of mind, contact Advantage Property Management Services today
Additional Resources
AB 628 Requires California Landlords To Provide a Refrigerator
California’s AB 414 and Electronic Security Deposit Refunds: What Landlords Need to Know in 2026
California Rental Heating and Cooling Rules: What’s Required Today and What’s Coming Next
