California Rental Law Changes 2026: What Every Landlord Must Know Before January 1

California rental law is entering another period of significant change. Beginning January 1, 2026, several new statutes passed in 2025 will reshape landlord responsibilities, property compliance standards, and operational planning across the state. These updates affect everything from required appliances inside rental units to how security deposits are handled and what landlords must do when natural disasters impact their properties.

For California landlords, understanding these changes early is not optional. Preparing now helps avoid compliance issues, reduces disputes, and protects rental income. This guide breaks down the most important California rental law changes for 2026 in plain language, with a clear focus on what landlords need to know and how to prepare.

Key Takeaways

  • California rental law changes in 2026 introduce new compliance duties for landlords, especially around habitability and disaster response.
  • AB 628 requires landlords to provide and maintain working stoves and refrigerators in most rental units.
  • AB 414 modernizes security deposit rules, including electronic refunds and multi-tenant handling.
  • SB 610 creates new landlord obligations following natural disasters, including rent suspension and debris removal.
  • Planning ahead allows landlords to stay compliant, reduce risk, and protect their investments.
California Rental Law Changes 2026: What Every Landlord Must Know Before January 1, 2026

Table of Contents

Overview of California Rental Law Changes in 2026

California already has one of the most regulated rental markets in the country, and 2026 continues that trend. During 2025, lawmakers approved several bills aimed at strengthening tenant protections while increasing compliance obligations for property owners. These changes go into effect at the start of 2026 and apply broadly across residential rental housing in California.

For landlords, the most important theme to understand is habitability. Several of the new laws expand what the state considers essential to a habitable rental unit and outline specific steps landlords must take when conditions fall short. Security deposit handling and disaster response procedures are also becoming more formalized, leaving less room for informal or inconsistent practices.

Mandatory Appliance Requirements Under AB 628

One of the most impactful California rental law changes in 2026 comes from AB 628, which adds stoves and refrigerators to the list of essential habitability items in most residential rental units.

What AB 628 Requires From Landlords

Starting January 1, 2026, landlords must provide and maintain a working stove and refrigerator in covered rental units. These appliances are no longer considered optional amenities. They are treated as basic components of a habitable home.

Landlords must ensure that these appliances are operable at move in and remain functional throughout the tenancy. If a stove or refrigerator becomes inoperable, the landlord is responsible for timely repair or replacement. If an appliance is subject to a recall, replacement or repair must occur within a defined timeframe.

There are limited exceptions, such as certain properties with communal kitchens or specific types of subsidized housing, but most standard residential rentals fall under this requirement.

Tenant Opt Out Options

AB 628 allows tenants to opt out of having a refrigerator or stove provided, but only under specific conditions. The opt out must be voluntary, documented in writing, and agreed to at the start of the tenancy. Importantly, tenants retain the right to later request that the landlord provide the appliances, which then triggers the landlord’s obligation to comply.

How AB 628 Impacts Landlord Operations

This law pushes landlords to be more proactive. Appliance audits, maintenance tracking, and budgeting for replacements become essential. Older properties and multi-family buildings may require upgrades to meet these standards, making early planning especially important.

Security Deposit Reforms Under AB 414

AB 414 updates how security deposits are handled in California, with an emphasis on flexibility and modernization.

Electronic Security Deposit Returns

If a tenant paid their security deposit electronically, AB 414 requires landlords to return the deposit electronically upon request. This aligns deposit handling with modern payment methods and reduces delays tied to paper checks.

Landlords should ensure their accounting systems and procedures can support electronic refunds securely and accurately.

Non Standard Deposit Agreements

AB 414 also allows landlords and tenants to mutually agree to alternative arrangements, such as applying a security deposit toward the last month’s rent. These agreements must be clearly documented to avoid misunderstandings later.

Multi Tenant Deposit Handling

In shared rental situations, landlords must now issue separate security deposit refunds to each tenant. This change reinforces the importance of clear recordkeeping and individualized accounting for each renter on the lease.

Landlord Disaster Duties Under SB 610

Natural disasters have become more frequent across California, and SB 610 formalizes landlord responsibilities when rental properties are affected.

New Duties After a Disaster

When a natural disaster impacts a rental property, landlords must remove debris, suspend rent and fees during mandatory evacuations, and return prepaid rent and security deposits if the unit becomes uninhabitable.

Tenants also gain the right to terminate leases without penalty if their unit cannot be safely occupied. If repairs are completed, landlords must notify tenants and allow them to return to the unit.

Presumption of Uninhabitability

SB 610 creates a presumption that a unit is uninhabitable when disaster debris is present. This shifts the burden toward landlords to act quickly and document restoration efforts.

Planning for Compliance

Landlords should develop disaster response plans that include vendor contacts, inspection protocols, and communication templates. Preparation helps minimize confusion and delays when emergencies occur.

Rent Caps and Eviction Rules Heading Into 2026

While several new laws take effect in 2026, existing rent cap rules remain in place for now.

Rent Increase Limits

AB 1482 continues to limit rent increases to five percent plus inflation for covered properties. This framework is scheduled to expire mid-2026, which means future changes are possible, but no new statewide caps have been enacted yet.

Eviction Considerations

No major eviction law expansions are scheduled for 2026. However, AB 628’s habitability standards could influence eviction cases where appliance functionality becomes part of a tenant’s defense. Landlords should be cautious and ensure compliance before pursuing enforcement actions.

Preparing Your Rental Property for 2026 Compliance

The best way to manage California rental law changes is through proactive planning.

Landlords should start by auditing all units for appliance compliance, documenting the condition of stoves and refrigerators, and scheduling repairs where needed. Lease templates should be updated to reflect new security deposit handling options and appliance provisions.

Accounting systems should support electronic refunds, and disaster response plans should be reviewed or created. Clear documentation and consistent communication are key themes across all of the new laws.

Common Questions Landlords Are Asking

Many landlords are asking whether these laws apply to existing tenancies. In most cases, compliance is required regardless of when the lease was signed.

Others want to know how quickly appliances must be replaced or how to document tenant opt outs properly. The common thread is that clear records, written agreements, and proactive maintenance reduce risk.

Conclusion

California rental law changes in 2026 bring new expectations for landlords, particularly around habitability, deposits, and disaster response. While these updates increase compliance responsibilities, they also provide clarity around standards and procedures.

Landlords who act early, audit their properties, and update internal processes will be better positioned to avoid disputes and protect long term property value as these laws take effect.

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