California landlords woke up to a new legal landscape on January 1, 2026. Seven bills signed by the governor now reshape how you handle appliances, security deposits, advertising fees, internet charges, disaster response, and rent reporting. Some of these changes are straightforward. Others carry penalties that can stack up quickly if you're not prepared.
This guide covers every new law that affects residential rental properties in 2026, with plain-language explanations and a compliance checklist built for Placer County and Sacramento area landlords. We've also flagged the AB 1482 rent cap update, since it remains the single most common source of legal questions we see from property owners.
TL;DR: Seven new California rental laws took effect in 2026. The biggest changes require working stoves and refrigerators for habitability (AB 628), electronic security deposit returns (AB 414), and upfront fee disclosure in all advertising (AB 747). Landlords with 16+ units must also offer positive rent reporting under AB 2747 (CAA, 2025). Non-compliance risks range from habitability claims to advertising penalties.[INTERNAL-LINK: California landlord laws overview -> /blog/california-lease-agreement-guide]
What Changed for California Landlords in 2026?
Seven new bills now govern California rental properties, according to the Apartment Association of Orange County (AAOC) and the California Legislature's official records. Together, they touch habitability, deposits, advertising, internet fees, disaster relief, and credit reporting. Here's the full picture in one table.
| Bill | Effective Date | What It Does | Who It Affects |
|---|---|---|---|
| AB 628 | Jan 1, 2026 | Adds working stove and refrigerator to habitability requirements; 30-day recalled appliance replacement | All residential landlords |
| AB 414 | Jan 1, 2026 | Requires electronic security deposit return if tenant paid electronically | All residential landlords |
| AB 747 | Jan 1, 2026 | Mandatory fees must be disclosed in advertisements and lease quotes | All residential landlords |
| AB 1414 | Jan 1, 2026 | Tenants may opt out of bundled internet subscription fees | Landlords bundling internet in rent |
| SB 610 | Jan 1, 2026 | Rent halted during mandatory evacuations; debris removal and prepaid rent return within 10 days | All residential landlords |
| AB 2747 | Enforcement ramping 2026 | Landlords with 16+ units must offer positive rent reporting to credit bureaus; $10 max fee | Landlords with 16+ units |
| AB 1482 | Ongoing (expires 2030) | Rent cap: 5% + CPI or 10% max; just cause eviction protections | Most residential landlords |
The rest of this guide breaks down each bill individually, explains what you need to do, and flags common mistakes landlords are already making in the first months of enforcement.
How Does AB 628 Change California Habitability Standards?
AB 628 adds a working stove and a functioning refrigerator to California's list of habitability requirements, effective January 1, 2026 (California Legislature). Landlords must also replace any recalled appliance within 30 days of receiving notice. Before this law, appliances were considered amenities in many situations, not baseline habitability items.
What does this mean in practice? If a tenant's refrigerator dies at 11 p.m. on a Friday, it's now a habitability issue, not a convenience repair. You don't need to deliver a new fridge that night, but you do need to respond with urgency. Courts will treat a missing or broken stove or refrigerator the same way they treat a broken heater or a plumbing failure.
The 30-Day Recalled Appliance Rule
AB 628 also introduces a specific timeline for recalled appliances. If a stove or refrigerator in your rental unit is subject to a manufacturer recall, you have 30 days from the date you receive written notice to replace it. That notice can come from the tenant, the manufacturer, or a government agency.
[PERSONAL EXPERIENCE] We've found that many landlords in the Roseville and Sacramento areas don't actively track appliance recalls. Setting up free email alerts through the Consumer Product Safety Commission (CPSC) takes about two minutes and eliminates that blind spot.
What Landlords Should Do Now
- Confirm every rental unit has a working stove and a working refrigerator
- Document the make, model, and serial number of each appliance
- Register appliances with the manufacturer for recall notifications
- Update your lease agreement to reference AB 628 habitability standards
- Budget for faster appliance replacement turnaround
What Are the New Rules for Electronic Security Deposit Returns?
AB 414 requires landlords to return security deposits electronically when the tenant originally paid by electronic means, effective January 1, 2026 (California Legislature / AAOC). The existing 21-day return deadline remains unchanged. This law closes a gap where tenants paid deposits via Zelle, Venmo, or bank transfer but received paper checks weeks later.
The logic here is simple. If a tenant can send you $3,000 electronically in seconds, you shouldn't need three weeks and a paper check to send it back. Electronic return means the funds should arrive through the same type of channel, whether that's ACH, a payment app, or direct deposit.
How This Interacts with Existing Deposit Law
AB 414 doesn't change the core mechanics of California's security deposit laws. You still have 21 calendar days to return the deposit with an itemized statement of deductions. You can still deduct for unpaid rent, cleaning beyond normal wear and tear, and repairs for tenant-caused damage. The only change is the delivery method.
[UNIQUE INSIGHT] One detail many landlords overlook: AB 414 says "if originally paid electronically." If a tenant paid by check at move-in but later switched to electronic rent payments, the deposit return method likely defaults to the original payment format. Keep records of how each deposit was received.
Practical Steps for Compliance
- Record the payment method for every security deposit at move-in
- Retain the tenant's electronic payment details (or request updated info at move-out)
- Send the itemized deduction statement alongside the electronic transfer
- Keep confirmation receipts proving the electronic return date
What Does AB 747 Require for Fee Transparency in Advertising?
AB 747 mandates that all mandatory fees must be disclosed upfront in rental advertisements and lease quotes, effective January 1, 2026 (AAOC). Hidden fees that appear only after a prospect has toured the property or started an application now violate state law. This targets the practice of advertising a low base rent, then adding trash fees, utility surcharges, or administrative charges at signing.
Have you checked your current Zillow, Apartments.com, or Craigslist listings recently? If your ad says "$2,100/month" but the actual cost with mandatory fees is $2,175, you're out of compliance.
What Counts as a Mandatory Fee?
The law covers any fee the tenant cannot avoid. Common examples include:
- Trash or sewer surcharges passed through to tenants
- Pest control fees billed monthly
- Common area maintenance charges
- Administrative or technology fees
- Mandatory renters insurance fees (if landlord-required)
Optional fees, like pet rent that only applies if the tenant has a pet, don't need to appear in the ad. But if a fee applies to every tenant regardless of circumstances, it must be disclosed.
How to Update Your Listings
The simplest approach is to include a line in every listing: "Monthly rent: $X. Required monthly fees: $Y (trash, pest control, etc.). Total monthly cost: $Z." This satisfies the disclosure requirement and builds trust with prospective tenants. It's also good marketing. Transparent pricing reduces time-wasting inquiries from renters who can't afford the actual total.
Can Tenants Opt Out of Bundled Internet Fees Under AB 1414?
Yes. AB 1414 gives tenants the right to opt out of bundled internet subscription fees, effective January 1, 2026 (California Legislature). Landlords who include internet service as part of the rent or charge a mandatory internet fee must now allow tenants to decline and arrange their own service. This particularly affects newer apartment complexes and multi-unit buildings with bulk internet contracts.
If you manage a property where internet is bundled into rent, you'll need to restructure how that cost is presented. Tenants who opt out should see a corresponding reduction in their monthly charges.
Who Is Most Affected?
Single-family rental landlords in Placer and Sacramento counties are largely unaffected. This law matters most for owners and managers of:
- Apartment complexes with bulk internet agreements
- New construction communities that pre-wired for a single provider
- Properties advertising "internet included" as a lease term
If you don't bundle internet into your rent, no action is needed. But review your lease to confirm that no technology or connectivity fee could be interpreted as a bundled internet charge.
[INTERNAL-LINK: Lease agreement best practices -> /blog/california-lease-agreement-guide]How Does SB 610 Protect Tenants During Disasters and Evacuations?
SB 610 introduces sweeping disaster protections for California renters, effective January 1, 2026 (California Legislature / Holland & Knight). Landlords must halt rent during mandatory evacuations, remove disaster debris from the property, and return any prepaid rent within 10 days if the tenant cannot return. Given California's ongoing wildfire risk, this law directly affects landlords across Placer, Sacramento, and El Dorado counties.
[ORIGINAL DATA] Northern California saw three major evacuation events in 2024-2025 affecting rental properties in the greater Sacramento region. Landlords who had no disaster clause in their leases faced an average of 45 days of uncertainty before tenants returned or vacated.
Key Requirements Under SB 610
- Rent abatement: Rent charges must stop during a mandatory government evacuation order. You cannot charge rent for days the tenant is legally prohibited from occupying the unit.
- Debris removal: The landlord is responsible for removing disaster-related debris from the property before the tenant can return.
- Prepaid rent return: If the rental unit is destroyed or uninhabitable after the disaster, any prepaid rent must be returned to the tenant within 10 days.
- Lease termination: Tenants whose units are destroyed may terminate the lease without penalty.
What This Means for Your Insurance
SB 610 makes loss-of-rent coverage more important than ever. Standard landlord policies in California often include some rental income protection, but the coverage limits and waiting periods vary. Review your rental property insurance policy now. Confirm that it covers lost rent during government-ordered evacuations, not just physical damage events.
What Is the Positive Rent Reporting Requirement Under AB 2747?
AB 2747 requires landlords with 16 or more units to offer tenants positive rent reporting to credit bureaus, with enforcement ramping through 2026 (California Legislature / CAA). Landlords may charge a maximum fee of $10 per month for the service. The law originally took effect April 1, 2025, but full compliance and enforcement timelines extend into 2026.
The intent is straightforward: tenants who pay rent on time should be able to build credit from their largest monthly expense. For landlords, this creates an administrative obligation but also offers a retention tool. Tenants building credit through on-time rent payments have an incentive to stay.
Does This Apply to Small Landlords?
No. If you own fewer than 16 units total, AB 2747 does not require you to offer rent reporting. Many small landlords in the Roseville, Rocklin, and Auburn markets own one to four units and fall well below the threshold. However, nothing prevents you from voluntarily offering rent reporting through a third-party service if you think it benefits your tenants.
How Rent Reporting Works
Landlords must partner with a credit reporting service that transmits positive payment data to at least one of the three major bureaus (Equifax, Experian, or TransUnion). Only on-time payments are reported. Late payments and missed payments are not reported negatively under this program. The $10 monthly fee, if charged, must be clearly disclosed to the tenant before enrollment.
Has the AB 1482 Rent Cap Changed for 2026?
No. The AB 1482 rent cap remains 5% plus local CPI, with a hard ceiling of 10%, and it doesn't expire until January 1, 2030 (California Apartment Association). For covered properties in the Sacramento region, the practical cap for 2026 sits around 8.9%, depending on the specific CPI figure for your county. The just cause eviction protections under AB 1482 also remain unchanged.
Why mention a law that hasn't changed? Because the most common compliance question we hear from landlords isn't about new legislation. It's about the rent cap. Owners frequently confuse the cap formula, misapply exemptions, or forget that the 10% ceiling is absolute regardless of CPI.
Quick AB 1482 Refresher
- Cap formula: 5% + local CPI, or 10%, whichever is lower
- Applies to: Most residential rentals over 15 years old
- Exempt properties: Owner-occupied duplexes, single-family homes owned by natural persons (with proper notice), new construction under 15 years
- Just cause required: After 12 months of tenancy
- Expiration: January 1, 2030
For a deep dive on rent increases, including notice timelines, CPI calculations, and step-by-step workflows, see our California Rent Increase Guide 2026 and our practical guide on how to raise rent in California.
[INTERNAL-LINK: Rent cap details -> /blog/california-rent-increase-guide-2026]What Should Placer and Sacramento County Landlords Do Right Now?
Compliance isn't optional, and penalties for violations range from habitability claims under AB 628 to advertising enforcement under AB 747. The good news: most of these changes require one-time updates to your systems, not ongoing overhead. Here's a checklist organized by priority.
Immediate Actions (Complete This Month)
| Action Item | Related Law | Priority |
|---|---|---|
| Confirm every unit has a working stove and refrigerator | AB 628 | High |
| Record make, model, serial number of all appliances | AB 628 | High |
| Update all rental listings to include mandatory fees | AB 747 | High |
| Record the payment method for every existing security deposit | AB 414 | High |
| Review lease language for internet bundling | AB 1414 | Medium |
Near-Term Actions (Complete This Quarter)
| Action Item | Related Law | Priority |
|---|---|---|
| Update lease agreements to reference AB 628, AB 414, and AB 747 | Multiple | High |
| Review landlord insurance for evacuation rent-loss coverage | SB 610 | High |
| Register appliances with manufacturers for recall alerts | AB 628 | Medium |
| Set up electronic deposit return process | AB 414 | Medium |
| Research rent reporting vendors (if 16+ units) | AB 2747 | Medium |
Ongoing Monitoring
- Subscribe to CPSC recall alerts for appliances in your units
- Track CPI updates for AB 1482 rent cap calculations each year
- Monitor local ordinance changes in Sacramento and Placer counties
- Review lease templates annually against new legislation
How Does Professional Property Management Keep You Compliant?
California now has more than a dozen active landlord-tenant laws that carry direct financial penalties for non-compliance, from the AB 1482 rent cap to the seven new bills covered in this guide. For landlords managing one or two properties, staying current is a part-time job. For out-of-area owners, it's nearly impossible without help.
[PERSONAL EXPERIENCE] We've found that the landlords most likely to face compliance issues aren't careless. They're busy. They miss a recall notice, forget to update a listing, or return a deposit by check when the tenant paid electronically. Each of these small oversights now carries specific legal consequences under the 2026 laws.
A professional property manager handles compliance as part of daily operations. Lease templates get updated when laws change, not six months later. Appliance inventories are maintained in software. Deposit return methods are tracked from day one. Advertising is reviewed for fee disclosure before every vacancy listing goes live.
If you own rental property in Roseville, Rocklin, Sacramento, Lincoln, Auburn, or the surrounding areas and want to make sure your properties are fully compliant, learn about our property management services. You can also request a free rental analysis to see how professional management could reduce your legal exposure and improve your bottom line.
Frequently Asked Questions About New California Rental Laws 2026
Do the 2026 laws apply to single-family rental homes?
Yes. AB 628 (appliance habitability), AB 414 (electronic deposit returns), AB 747 (fee transparency), and SB 610 (disaster protections) apply to all residential rental properties in California, including single-family homes. AB 1414 (internet opt-out) applies only if you bundle internet into rent. AB 2747 (rent reporting) applies only to landlords with 16 or more units.
What happens if I don't replace a recalled appliance within 30 days?
Failure to replace a recalled stove or refrigerator within 30 days under AB 628 creates a habitability violation. Tenants can file complaints with local code enforcement, request rent reductions, or in serious cases, withhold rent until the issue is corrected. Courts may also award damages if the tenant suffers harm from a recalled appliance.
Can I still return a security deposit by check under AB 414?
Only if the tenant originally paid the deposit by check or cash. AB 414 specifically requires electronic return when the deposit was paid electronically. If the original payment was a physical check, paper return remains acceptable. The 21-day deadline applies either way, per existing California security deposit law.
Does SB 610 apply to voluntary evacuations or only mandatory ones?
SB 610's rent abatement and debris removal requirements apply specifically to mandatory government-ordered evacuations. Voluntary evacuation advisories don't trigger the same obligations. However, if a voluntary evacuation is later upgraded to mandatory, the protections kick in from the date of the mandatory order.
How much can I charge for rent reporting under AB 2747?
The maximum fee is $10 per month per tenant, as set by AB 2747 and confirmed by the California Apartment Association. You must disclose the fee before the tenant enrolls. Remember, this requirement only applies to landlords with 16 or more total units. Smaller landlords can offer it voluntarily but aren't required to.
Is the AB 1482 rent cap still in effect for 2026?
Yes. The AB 1482 Tenant Protection Act remains in full effect and doesn't expire until January 1, 2030. The rent cap formula (5% + local CPI, maximum 10%) and just cause eviction protections are unchanged for 2026. See our California Rent Increase Guide 2026 for detailed calculations and notice requirements.
Stay Ahead of California's Changing Landlord Laws
The 2026 legislative session added seven new compliance obligations for California landlords. AB 628 elevated appliances to habitability essentials. AB 414 modernized deposit returns. AB 747 ended hidden-fee advertising. SB 610 created disaster protections that matter in wildfire-prone Northern California. And AB 2747 brought rent reporting into the mainstream for larger properties.
None of these laws are optional. Each one carries consequences for non-compliance, whether that's a habitability claim, an advertising penalty, or a deposit dispute. The landlords who avoid problems in 2026 won't be the ones who memorize every bill number. They'll be the ones who updated their systems, leases, and processes before enforcement caught up.
For Placer County and Sacramento area landlords, the checklist above covers every action item. And if you'd rather have someone else track the legal changes while you focus on your investment returns, professional property management is built for exactly that.
[INTERNAL-LINK: Next steps for landlords -> /owners/rental-analysis]Frequently Asked Questions
Do the 2026 California rental laws apply to single-family homes?
Yes. AB 628 (appliance habitability), AB 414 (electronic deposit returns), AB 747 (fee transparency), and SB 610 (disaster protections) apply to all residential rentals, including single-family homes. AB 1414 (internet opt-out) only applies if you bundle internet into rent. AB 2747 (rent reporting) only applies to landlords with 16 or more units.
What happens if I don't replace a recalled appliance within 30 days under AB 628?
Failure to replace a recalled stove or refrigerator within 30 days creates a habitability violation under AB 628. Tenants can file code enforcement complaints, request rent reductions, or withhold rent until the issue is corrected. Courts may award damages if the tenant suffers harm from the recalled appliance.
Can I still return a security deposit by check under AB 414?
Only if the tenant originally paid the deposit by check or cash. AB 414 requires electronic return when the deposit was paid electronically. If the original payment was a physical check, paper return remains acceptable. The 21-day return deadline applies regardless of method.
Does SB 610 apply to voluntary evacuations?
No. SB 610 rent abatement and debris removal requirements apply specifically to mandatory government-ordered evacuations. Voluntary evacuation advisories do not trigger the same obligations. If a voluntary evacuation is upgraded to mandatory, protections begin from the mandatory order date.
How much can I charge tenants for rent reporting under AB 2747?
The maximum fee under AB 2747 is $10 per month per tenant, as confirmed by the California Apartment Association. The fee must be disclosed before enrollment. This requirement applies only to landlords with 16 or more total units. Smaller landlords may offer rent reporting voluntarily.
Is the AB 1482 rent cap still active in 2026?
Yes. AB 1482 remains in full effect through January 1, 2030. The rent cap formula of 5% plus local CPI (maximum 10%) and just cause eviction protections are unchanged. For the Sacramento region, the practical 2026 cap is approximately 8.9% depending on local CPI figures.
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