New Laws for California Apartment Owners in 2026

Several new state laws took effect on January 1, 2026, and the City of Los Angeles changed its rent control formula. Here is a plain-language summary for apartment owners.

California laws effective January 1, 2026

• Stove and refrigerator required (AB 628). For leases signed, renewed or amended from 2026 on, landlords must provide a working stove and refrigerator. Recalled appliances must be repaired or replaced within 30 days of notice.
• Security deposit returns (AB 414). If the tenant paid electronically, the deposit can be returned electronically, and the rules for itemized statements were updated.
• Fee transparency. Mandatory fees must be included when you advertise or quote rent.
• Bundled internet (AB 1414). In many cases, tenants can opt out of internet service bundled into rent.
• Benefit delays. New eviction protections for tenants whose nonpayment comes from delayed Social Security or similar benefits.
• Disasters. New rules on rent and debris removal after mandatory evacuations and disasters.

Recent laws still catching owners off guard

• Security deposit cap (AB 12, since July 2024). Most landlords can collect no more than one month's rent as a deposit. Small landlords (one person or family owning no more than two properties with four or fewer units) can collect up to two months.
• Deposit photos (AB 2801, 2025). Landlords must photograph units at move-out and before repairs to support deductions, and at move-in for tenancies starting after July 1, 2025.
• Just cause enforcement (SB 567, 2024). Stricter rules for owner move-ins and substantial remodels, with penalties for misuse.
• Longer response time (AB 2347, 2025). Tenants have 10 court days, instead of 5, to respond to an eviction lawsuit.
• Credit reporting (AB 2747). Owners of buildings with 16 or more units must offer tenants the option to have on-time rent reported to a credit bureau.

City of Los Angeles changes in 2026

• New RSO formula. Annual increases are now 90% of local CPI with a 1% floor and a 4% ceiling. The increase is 3% for July 2026 to June 2027.
• No utility add-on. Since February 2, 2026, owners may not add an extra percentage for utilities on top of the RSO increase.

Measure ULA updates

• Thresholds rose to $5.4 million and $10.9 million for sales closing after June 30, 2026.
• A proposed 10-year exemption for new multifamily buildings was dropped from the November 2026 ballot when the City Council voted on July 1, 2026 to shelve it.
• The Council approved a five-year exemption for Palisades fire survivors and a reduced 1.5% rate for some projects with affordable housing built with prevailing wage labor.

Laws like these change what buyers will pay. Get a valuation that reflects the current rules.

Common questions

Do California landlords have to provide a refrigerator in 2026?

Yes. Under AB 628, for leases signed, renewed or amended on or after January 1, 2026, landlords must provide a working stove and refrigerator.

What is the security deposit limit in California?

Since July 1, 2024, one month's rent for most landlords, or two months for qualifying small landlords.