Several new California laws affecting rental housing take effect on January 1, 2026. At Tiner Property Management, our team has been proactively developing best practices to ensure compliance while continuing to protect our Property Owners’ best interests. Below is a practical summary of the most important new laws and what they mean for landlords. AB-246 – Temporary Eviction Protections for Certain Social Security Recipients Effective: 1/1/26 AB 246 provides temporary eviction protections for tenants who experience delays in receiving Social Security benefits, often due to federal budget impasses or government shutdowns. The burden of proof is on the tenant to demonstrate that their benefits were delayed. However, landlords may not be aware of this protection when beginning an eviction. Practical impact: During a government shutdown, tenants who rely on Social Security benefits may be temporarily immune from eviction. Landlords should proceed cautiously before initiating eviction proceedings in these situations. SB-610 – Post-Disaster Obligations and Right of Return Effective: 1/1/26 SB 610 clarifies landlord responsibilities following a disaster and strengthens tenant rights. Key provisions include: A clearer definition of what qualifies as a “disaster.” Debris removal resulting from a disaster is explicitly a landlord’s responsibility as part of habitability. If tenants are displaced due to disaster-related repairs, landlords must offer the unit back to the tenant once it is rent-ready. Practical impact: Landlords must plan for post-disaster compliance, including budgeting for debris removal and tracking displaced tenants’ right to return. AB-1414 – Opt-Out Requirements for Bulk Internet Agreements Effective: 1/1/26 This law applies to bulk internet service agreements included in rental housing. Applies to all new leases starting in 2026. Applies to pre-2026 leases upon renewal or when terms change. Month-to-month agreements must comply as of 1/1/26. Practical impact: Landlords must provide tenants with opt-out rights when bulk internet services are included in the lease. AB-414 – Modernized Security Deposit Refund Procedures Effective: 1/1/26 AB 414 updates how security deposits must be returned. Highlights: If a tenant paid their security deposit electronically, the landlord must return it electronically. Successor landlords (buyers of tenant-occupied properties) are exempt unless they received the deposit electronically at purchase. Applies only to single-tenant households. Multiple-tenant households must receive one check payable to all tenants, unless the tenants agree in writing to a different method. Practical impact: Landlords will need updated accounting procedures and clear documentation, especially for electronic payments and multi-tenant units. AB-747 – Changes to Eviction Service Requirements Effective: 1/1/26 AB 747 tightens the rules for serving Unlawful Detainer (UD) summons and complaints. Establishes “reasonable diligence” requirements for personal service attempts before substitute service is allowed. Best practice: Use an experienced eviction attorney and professional process server to avoid service-related defenses that could delay eviction proceedings. AB-325 – Restrictions on Pricing Algorithms Effective: 1/1/26 AB 325 makes it illegal to use or distribute standard pricing algorithms in ways that interfere with fair trade. Creates new liability for parties that “coerce” adoption of algorithm-recommended prices. Clarifies that Cartwright Act claims have more permissive pleading standards than federal antitrust law. Practical impact: Landlords and property managers should be cautious when using shared pricing software or recommendations that could be interpreted as price-fixing. AB-628 – Stove and Refrigerator as Habitability Requirements Effective: 1/1/26 (triggered by landlord action) AB 628 requires landlords to provide both a stove and a refrigerator as part of habitability standards. Tenants may opt out of the refrigerator requirement in writing if they provide their own. Tenants may later revoke that opt-out and request a refrigerator. Landlords have up to 30 days to comply with a request for a refrigerator. More information: I’ve written a comprehensive blog post on AB 628, available on our website HERE . Learn More on Landlord Logic We also cover new landlord-tenant laws on our Landlord Logic Radio Show , airing on KFBK (AM 1530) on Sundays from 8:30–9:00 a.m. PST . Episodes are also available as podcasts HERE . Disclosure John Tiner is not an attorney, and Tiner Property Management is not a law firm. This blog is intended solely for general information. Landlords should consult with a qualified attorney regarding their specific legal situations.

AB 628: What California Property Owners Need to Know About the New Stove & Refrigerator Requirements