Disclaimer: This article is for informational purposes only and is not legal advice. California law is complex and varies by city and county. Always consult a qualified attorney for your specific situation.
California is the most heavily regulated state for landlords in the country. Between statewide legislation, the Tenant Protection Act, and city-level ordinances in places like Los Angeles, San Francisco, Oakland, and San Jose, managing rental property in California requires constant attention to the legal landscape.
2026 continues this trend with multiple new laws taking effect January 1. This guide covers the key changes, the ongoing rules you need to follow, and practical steps for staying compliant.
What's new in 2026
Stoves and refrigerators are now required
As of January 1, 2026, landlords must provide and maintain working stoves and refrigerators in all rental units. These appliances are now considered essential to habitability under California Civil Code §1941.1. This applies to all new, renewed, extended, or amended leases.
If an appliance fails or is recalled, landlords must repair or replace it within 30 days of written notice from the tenant. Tenants may opt out and provide their own refrigerator (but not stove) with a written agreement in the lease. The lease must include specific language stating the tenant retains the right to request a landlord-provided refrigerator with 30 days' written notice.
What to do now: Review your leases and add the required refrigerator disclosure language. Budget for appliance replacement on older units. Document the condition and model of all appliances at move-in.
Security deposit rules overhauled
AB 414 modernizes how security deposits work in California. Electronic returns are now explicitly permitted. More importantly, the law changes how pre-exit walkthroughs affect your ability to make deductions.
If a tenant requests a pre-exit walkthrough (which you're required to offer) and you conduct one, you can only deduct for damage identified during that walkthrough. Anything you don't list during the inspection generally cannot be charged later — unless the tenant's belongings were blocking the damage from view.
Landlords are now required to take photographs at three stages: move-in (before the tenant occupies), move-out (before any repairs or cleaning), and after all repairs and cleaning are complete.
What to do now: Create a standardized move-in/move-out photo checklist. Take timestamped photos of every room, appliance, and surface. During pre-exit walkthroughs, document everything thoroughly — anything you miss may not be deductible.
Post-disaster landlord obligations codified
SB 610 formalizes landlord responsibilities after natural disasters such as wildfires, earthquakes, and floods. If a rental unit becomes uninhabitable due to a disaster, landlords must remove debris and halt or return rent for the period the unit is uninhabitable.
Given California's ongoing wildfire risk, this law creates concrete obligations that were previously handled on a case-by-case basis. Landlords should review their insurance policies to ensure adequate coverage for disaster-related losses and rent interruption.
Tenants can opt out of bulk internet
For any lease starting or renewing on or after January 1, 2026, tenants must be allowed to opt out of mandatory internet, cellular, or satellite service subscriptions included in bulk-billing arrangements. Landlords cannot retaliate against tenants who exercise this right, and tenants may deduct the subscription cost from rent if the landlord violates the opt-out provision.
Landlords can still offer bulk internet packages — the law doesn't ban them. It just prevents landlords from forcing tenants to participate and pay.
Social Security payment delay protections
AB 246 creates a temporary affirmative defense against eviction for tenants who rely on Social Security benefits during a verified interruption or delay in those payments. This is a narrow protection that applies only during documented payment disruptions — it does not create a general right to withhold rent.
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Rent caps (AB 1482 — Tenant Protection Act)
The statewide rent cap continues to limit annual increases to 5% plus local CPI, or 10% maximum — whichever is lower. This applies to most residential properties built more than 15 years ago. Properties exempt from the rent cap include single-family homes (if specific conditions are met and the exemption is properly disclosed), buildings less than 15 years old, and owner-occupied duplexes.
Proper written notice is required: 30 days for increases up to 10%, and 90 days for anything higher. Local rent control in cities like San Francisco, Los Angeles, Oakland, and San Jose often imposes stricter limits than the state cap. Always check your local ordinance in addition to state law.
Just cause eviction
Under AB 1482, landlords can only evict tenants who have lived in a unit for 12+ months for specific reasons — either "at-fault" (like nonpayment or lease violations) or "no-fault" (like owner move-in or substantial renovation). No-fault evictions require relocation assistance equal to one month's rent.
Security deposit limits
Security deposits are capped at one month's rent for all residential properties, regardless of whether the unit is furnished. This was changed from the previous 2x/3x limits by AB 12, which took effect in 2024. Landlords must return deposits within 21 days of move-out with an itemized statement of deductions.
Habitability standards
California has extensive habitability requirements including working plumbing, heating, electrical, waterproofing, clean and sanitary conditions, working smoke and carbon monoxide detectors, and now (as of 2026) working stoves and refrigerators. Failure to maintain habitability can result in rent withholding, repair-and-deduct remedies, and tenant lawsuits.
Required disclosures
California requires more disclosures than any other state. Landlords must provide information on lead paint (pre-1978 buildings), bed bug history, Megan's Law database notice, mold, military ordnance (if applicable), flood zone status, and now the refrigerator opt-out language under AB 628. Missing a required disclosure can void portions of your lease or expose you to penalties.
City-specific rules to watch
Many California cities impose additional requirements beyond state law. Los Angeles has its own Rent Stabilization Ordinance (RSO) covering units built before 1978, with annual allowable increases set by the LA Housing Department. San Francisco's rent ordinance is among the strictest in the country, covering most units built before 1979. Oakland's rent adjustment program recently reduced the "banking" period from ten years to five, affecting landlords who deferred past increases.
If you own property in any California city with more than 100,000 residents, research the local ordinance — it likely adds requirements on top of state law.
Penalties for noncompliance
California penalties for landlord violations are among the harshest in the country. Wrongful security deposit retention can result in up to 2x the deposit amount plus attorney fees. Rent overcharges under local ordinances can result in treble damages. Habitability violations can lead to rent withholding and significant court-awarded damages. Failure to provide required disclosures can void lease provisions. Retaliatory actions (raising rent or threatening eviction after a tenant complaint) carry penalties of up to $2,000 per violation in some jurisdictions.
Practical compliance checklist for 2026
To stay compliant in California in 2026, review and update all lease templates to include the AB 628 refrigerator disclosure. Create a move-in/move-out photo documentation system (now required for security deposit deductions). Budget for appliance maintenance and replacement. Verify your rent increase calculations against both state caps and local ordinances. Offer pre-exit walkthroughs to all departing tenants and document them thoroughly. Review your insurance for disaster coverage given SB 610 requirements. Check whether any tenants have bulk internet arrangements that now require opt-out options.
The bottom line
California landlord-tenant law is complex, layered, and getting stricter every year. The 2026 changes around appliances, security deposits, and disaster liability create new compliance obligations that require better documentation and more proactive management. The landlords who avoid costly violations are the ones who stay informed, document everything, and have systems in place to track the details that California law now demands.