California HOA and Landlord-Tenant Law Changes to Know in 2026

California HOA and Landlord-Tenant Law Changes to Know in 2026

By Heela Bakhtani | Tierney Law Group, P.C. • August 2026

In 2025 and 2026, California introduced several important changes affecting homeowners, HOA members and boards, landlords, and tenants. Whether you own a condominium, serve on an HOA board, or rent out residential property, at least one of these changes may apply to you.

Understanding these new requirements is important not only for staying compliant, but also for avoiding unnecessary disputes and potential liability. Below are four significant changes California property owners should be aware of in 2026.

What Has Changed for HOA Members and Boards?

More than one in three Californians lives in a common interest development governed by a homeowners association. Two recent changes affecting HOA members and boards involve HOA fines and electric vehicle charging stations.

Both changes are now in effect, making it important for boards and homeowners to understand how the rules have changed.

AB 130: Most HOA Fines Are Now Capped at $100

AB 130, which took effect on June 30, 2025, amended the Davis-Stirling Common Interest Development Act and significantly changed the rules governing HOA fines.

Under the new law, most monetary penalties imposed by an HOA are limited to the lesser of $100 per violation or the amount stated in the association’s existing fine schedule. Associations also may not impose late charges or interest on unpaid monetary penalties.

Homeowners must be given an opportunity to cure a violation before the disciplinary meeting. In certain circumstances, an HOA may not impose discipline if the violation has already been cured or the homeowner demonstrates a commitment to completing the cure.

There is an important exception for certain health and safety violations. An HOA may impose a penalty greater than $100 if the violation may result in an adverse health or safety impact on the common area or another homeowner’s property. To rely on that exception, however, the board must make a written finding at an open board meeting identifying the specific health or safety concern.

HOA boards should review their existing enforcement policies and fine schedules to make sure they comply with the new requirements. Homeowners who receive a fine exceeding $100 for a violation that does not involve an applicable health or safety concern may also have grounds to challenge the penalty.

SB 770: EV Charger Insurance Requirements Have Changed

California has also revised the rules governing electric vehicle charging stations in common interest developments.

SB 770 took effect January 1, 2026 and changes the insurance requirements imposed on homeowners who install EV charging stations in common areas or exclusive-use common areas.

Previously, a homeowner installing an EV charging station could be required to maintain liability insurance naming the HOA as an additional insured. SB 770 eliminated the requirement that the HOA be named as an additional insured.

Homeowners may still be required to maintain liability insurance associated with the charging station and provide the HOA with evidence of coverage. The important change is that the association itself no longer has to be added to the homeowner’s policy as an additional insured.

HOA boards should review their EV charging policies, architectural guidelines, and application forms to make sure they are not continuing to impose outdated insurance requirements.

What Changed for California Landlords and Tenants in 2026?

California’s residential rental laws also changed in several important ways beginning in 2026.

Two laws in particular affect everyday landlord practices: AB 414 changes how residential security deposits may be returned, while AB 628 establishes new requirements concerning stoves and refrigerators in certain rental properties.

Landlords should review their lease forms and move-out procedures to make sure their practices reflect the new requirements.

AB 414: New Rules for Returning Security Deposits

AB 414 amended California Civil Code section 1950.5 and modernized the procedures governing the return of residential security deposits.

The familiar 21-day deadline remains in place. A landlord generally must still provide the tenant with the remaining security deposit and an itemized statement of lawful deductions within 21 days after the tenant vacates.

What has changed is the method by which the deposit may need to be returned.

Where a landlord received the security deposit or rent payments electronically, the landlord must provide the tenant with written notice regarding the tenant’s right to receive the remaining security deposit electronically. Subject to the statutory requirements, the deposit may then be returned electronically unless the parties agree in writing to another method.

Landlords and tenants may also agree in writing to have the itemized security-deposit statement delivered by email, provided the tenant supplies an email address for that purpose.

AB 414 also addresses situations involving multiple adult tenants. As a general rule, where multiple adults are named on the rental agreement, the remaining security deposit is returned by a single check payable to all adult tenants. The landlord may provide the itemized statement to one of those tenants. The landlord and all adult tenants may agree in writing to a different arrangement.

For landlords, the practical lesson is simple: security-deposit procedures should be addressed before the tenant moves out. Lease templates and move-out policies should be updated to address electronic payments, electronic returns, and multiple-tenant situations rather than attempting to resolve those questions at the end of the tenancy.

AB 628: Certain Rental Units Must Include a Working Stove and Refrigerator

AB 628 amended California’s habitability laws to add functioning cooking and refrigeration appliances to the requirements applicable to certain residential rental agreements.

For covered rental agreements entered into, amended, or extended on or after January 1, 2026, landlords generally must provide and maintain a stove and refrigerator in good working order.

The law also addresses appliances that become subject to a manufacturer or government recall. When the statutory requirements are met, landlords must repair or replace the affected stove or refrigerator within the applicable 30-day period.

A tenant may agree to provide their own refrigerator, but the arrangement must satisfy the requirements of the statute and cannot simply be imposed by the landlord. The agreement must be made in connection with the rental agreement, and the law provides the tenant with protections if the tenant later wants the landlord to provide the refrigerator.

Landlords should therefore review their properties and lease forms to make sure responsibility for appliances is clearly addressed and that their practices comply with the new requirements.

Existing tenancies require a little more attention. The statute applies to rental agreements entered into, amended, or extended on or after January 1, 2026. Landlords should therefore evaluate existing month-to-month tenancies and other modified rental arrangements individually rather than assuming that every pre-2026 tenancy automatically became subject to the new appliance rules on January 1.

Staying Current With California Property Law

California property law continues to evolve, and seemingly minor statutory changes can have significant consequences for homeowners associations, property owners, landlords, and tenants.

HOA boards should periodically review their enforcement policies, fine schedules, insurance requirements, and governing-document procedures. Landlords should likewise review lease forms, security-deposit practices, habitability obligations, and property-management procedures as new laws take effect.

Failing to comply with these requirements – even unintentionally – can result in disputes, financial exposure, and litigation.

If you have questions about how these changes affect your HOA, rental property, or specific situation, the attorneys at Tierney Law Group can help you evaluate your rights and obligations under California law.

Contact Tierney Law Group to schedule a consultation.

Contact us: (925) 362-3364 | info@tierneylawgrp.com | www.tierneylawgrp.com

This article is for general informational purposes only and does not constitute legal advice or create an attorney-client relationship. You should consult an attorney about your specific situation.