New California landlord-tenant laws: what changed in 2026 and what starts in 2027

What took effect on January 1, 2026?

• AB 414 — security deposits. Amended Civ. Code § 1950.5 (Stats. 2025, ch. 340). The current text includes the photo requirements, electronic return of deposits and the rules for multiple adult tenants. See our security deposit guide. which provisions are new in AB 414 versus earlier laws (AB 12 and AB 2801) has not been confirmed
• AB 1529 — just cause. Amended Civ. Code § 1946.2 (Stats. 2025, ch. 203), The current text of the section includes the owner-move-in rules (who qualifies as an owner, a notice naming the occupant, proof on request, a 90-day move-in window and a 12-month stay). See the AB 1482 guide. a line-by-line comparison with the 2025 text has not been done
• AB 628 — stove and refrigerator. Added two habitability standards to Civ. Code § 1941.1 for leases entered into, amended or extended on or after January 1, 2026. See the habitability guide.
• AB 2747 — rent reporting (2025). Since 2025, many landlords must offer tenants the option of having positive rent payments reported to a consumer reporting agency (Civ. Code § 1954.07; buildings of 15 or fewer units are generally exempt). See the forms page.

What changed on August 1, 2026?

Each August 1, the rent-cap CPI window moves forward. For increases effective on or after August 1, 2026, the Attorney General’s chart uses the April 2026 CPI changes. For example, the maximum for San Diego County moved from 8.8% to 8.2%, while Los Angeles / Orange County moved from 8.0% to 8.7%. The full table is in the AB 1482 guide; source: oag.ca.gov/rentcaps.

What takes effect on January 1, 2027?

AB 2025 — digitally altered images in rental ads

Chaptered September 27, 2026 (ch. 572). Adds Civil Code § 1940.11. A person who includes a digitally altered image — one fully generated by AI, or edited to add, remove or change elements such as furniture, fixtures, flooring, paint, landscaping, floor plans or views — in an ad or promotional material for a rental must include a conspicuous disclosure on or next to the image, and must include the original, unaltered image (or a link, URL or QR code to it). Common adjustments such as lighting, cropping, straightening, color correction and sharpening do not count. Renderings that were not created with a capture device (camera) are exempt from the unaltered-image requirement. A licensee who violates it is deemed to violate the licensing law. the bill text does not state an operative date; as a regular statute it would take effect on January 1, 2027 — confirm

SB 1365 — emergency price caps for all rental lease terms

Signed September 30, 2026 (ch. 1028). It amends Penal Code § 396, the price-gouging law that caps rent increases at 10% during a declared emergency, so that it covers all rental housing regardless of the initial lease term (the current rule covers leases with an initial term of one year or less), and it recasts repair-cost and pre-agreed-increase exceptions as affirmative defenses. summary comes from trade-association and news descriptions; the chaptered text has not been read — confirm before relying on details Effective January 1, 2027. See the bill page.

What takes effect on April 1, 2027?

SB 1296 — written pet policy

Chaptered September 30, 2026 (ch. 1025). Adds Civil Code § 1942.7.5, operative April 1, 2027. Landlords must have a written pet policy or pet addendum (even if the policy is “no pets” or “no restrictions”) and:

• link to it on the property’s website, in digital ads under their control (and on third-party sites where a link is allowed), and in information given to rental search engines;
• provide a written copy with every rental application, with a space on the application to acknowledge receipt;
• write it in clear, plain language that covers tenant pet owners’ rights, responsibilities and requirements.

If an application fee was charged before the pet policy was disclosed, and the applicant is no longer eligible or declines to proceed because of the policy, the fee must be refunded within seven business days of written request. A tenant’s failure to sign a pet addendum can’t be the sole basis of an eviction. The law does not require landlords to allow pets, and it does not change service-animal and assistance-animal rights. A policy may be changed for prospective tenants only.

How do emergency price caps interact with the rent cap?

When the Governor or a local authority declares a state of emergency, Penal Code § 396 can limit rent increases to 10% above the rent charged before the proclamation for the affected area. This can apply even to properties that are exempt from AB 1482, and does not override stricter local rent control. Penalties include misdemeanor charges. Under current law the rent provisions cover rentals with an initial lease term of one year or less; SB 1365 removes that limit for emergencies after January 1, 2027. Some counties have their own price-gouging ordinances too. Check the Attorney General’s price gouging page and the wizard, which flags active orders that we have loaded.

We are still verifying other 2026 housing bills reported to affect landlords (AB 2689, AB 2128, AB 1957, SB 1160). They are not summarized here until their chaptered text is confirmed

What should landlords do now to prepare?

1. Update lease templates and notices for the January 2026 changes, especially the stove/refrigerator standard and the deposit photo and return rules.
2. If you advertise rentals, review how photos are edited or generated, and be ready to add disclosures and originals by January 1, 2027.
3. Draft a written pet policy (or “no pets” statement) and add it to your website, listings and application packet before April 1, 2027. Treat assistance animals separately from pets.
4. Apply the same written screening criteria to every applicant and keep your pet and advertising language neutral. Fair-housing laws apply to ads and policies alike.
5. Watch for emergency declarations in your county before sending a rent-increase notice.

Frequently asked questions

Which official sources should I read?

• AB 2025 — Civ. Code § 1940.11 (chaptered text)
• SB 1296 — Civ. Code § 1942.7.5 (chaptered text)
• SB 1365 — Penal Code § 396 (bill page)
• Civ. Code § 1950.5 (AB 414)
• Civ. Code § 1946.2 (AB 1529)
• Civ. Code § 1941.1 (AB 628)
• Civ. Code § 1954.07 (AB 2747)
• California Attorney General — price gouging during disasters