“I didn’t know” isn’t a great defense when it comes to leases, deposits, or evictions. One missed update can mean a lease that’s out of date, a deposit dispute, or a surprise fee you didn’t see coming. So we did the reading for you. We went through the latest legislative updates, pulled out what actually matters for property owners.
California Rental Laws Every Property Owner Should Know Right Now
Emergency rent limits now apply to long-term leases (SB 1365) – Coming January 1, 2027
After a declared emergency, such as a wildfire, state law generally limits price increases to 10%. Until now, rentals with an initial lease term longer than one year were left out. Starting in 2027, that exception is gone, so long-term leases are covered too. There are some defenses for landlords, such as an increase the tenant agreed to before the emergency was declared.
Working stove and refrigerator (AB 628)
For any lease signed, renewed, or amended on or after January 1, 2026, you need to provide a working stove and refrigerator. If one is recalled, you have 30 days to repair or replace it after notice. You also can’t charge an extra fee for the refrigerator. A few exceptions apply, like shared kitchens and certain subsidized housing.
Electronic deposit returns (AB 414)
If your tenant paid the deposit electronically, you generally need to return it electronically too, unless you both agree in writing to another method.
Social Security delay protection (AB 246)
If a tenant falls behind on rent because their Social Security benefits were delayed, reduced, or stopped through no fault of their own, they can use that as a defense in a nonpayment eviction case.
Internet fee opt-out (AB 1414)
If you offer third-party internet service with a unit, tenants must be allowed to opt out of that subscription fee.
Disaster protections (SB 610)
Landlords have added responsibilities after natural or manmade disasters. It’s worth checking whether your landlord insurance covers lost rent if tenants have to evacuate.
Easier lease disclosures (AB 1529)
You can now include required tenant-protection disclosures directly in the lease itself.
Rent-setting software (AB 325)
If you use shared pricing software or algorithms to set rents, be aware that California has tightened its antitrust rules around them.
Rules From Recent Years That Still Matter
- Rent cap and just-cause eviction (AB 1482): Annual increases are capped at 5% plus local inflation, up to 10% total. Single-family homes are often exempt, but not if they’re owned by a corporation, REIT, or LLC.
- Security deposit limit: For most rentals, the deposit can’t exceed one month’s rent.
- Photo documentation: Keep dated photos of the unit’s condition to back up any deposit deductions.
- Credit reporting (AB 2747): Tenants can opt to have positive rent payments reported to credit bureaus.
- No check-payment fees (SB 611): You can’t charge extra when a tenant pays rent by check.
- Renovation and move-in evictions (SB 567): If you evict for renovations, you must show permits or contracts. If you evict to move in a family member, they need to stay at least a year.
Don’t Forget Local Rules!
Many California cities and counties have their own rent control, relocation payments, or registration requirements on top of state law. Always check your local ordinances before raising rent or ending a tenancy.
This post is for general information only and isn’t legal advice. Laws change often, so consult a California landlord-tenant attorney about your specific situation.
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