California Landlord Laws: What Every Rental Property Owner Must Know

If you own rental property in the state and haven't reviewed your leases, appliances, and deposit procedures recently, at least one of these laws likely applies to your property.

1. AB 628 — Required Appliances in Rental Units

Assembly Bill 628 expands California's definition of a "habitable" rental unit by amending Civil Code Section 1941.1. Starting January 1, 2026, landlords must provide and maintain a working stove and refrigerator in all residential rental units — with limited exceptions.

Previously, it was common for tenants to supply their own refrigerator. That default is now reversed for new or renewed leases. Note: a landlord and tenant may still mutually agree at the time of lease signing that the tenant will provide and maintain their own refrigerator — but the landlord cannot require or condition tenancy on that arrangement. It must be the tenant's choice.

What's required

• Every covered unit must have a working stove and a working refrigerator
• Recalled appliances must be repaired or replaced within 30 days of the recall notice
• Appliances must be maintained in safe working order for the duration of the tenancy

Exceptions

AB 628 does not apply to: permanent supportive housing, single-room occupancy (SRO) units, residential hotels, and units within facilities with communal kitchens such as assisted living.

2. AB 414 — Modernized Security Deposit Returns

Assembly Bill 414 updates how landlords handle security deposits when a tenant moves out. The key change is that when a tenant paid their deposit electronically, the landlord is now required to return the deposit and deliver the itemized statement of deductions electronically — unless both parties agree in writing to an alternative method such as check.

Key changes

• Electronic deposit returns are now the default requirement when the tenant paid electronically (not merely an option)
• Itemized statements of deductions can be delivered electronically after the tenant moves out
• Existing deadlines for returning deposits remain unchanged — 21 days in California

Separately, under AB 12 (effective July 1, 2024), security deposits are capped at one month's rent for most landlords. Specifically, landlords who own more than two properties or more than four units total may only charge one month's rent. Small landlords — natural persons or LLCs with only natural-person members who own no more than two properties with no more than four units total — may still charge up to two months' rent for unfurnished units.

3. AB 1414 — Tenant Opt-Out for Bundled Services

Assembly Bill 1414 requires that tenants be given the option to opt out of third-party internet, cellular, or satellite service subscriptions bundled into their rent. Note: this law covers internet and wireless-type services — it does not extend to cable television as a standalone video service.

What this means

• Applies to tenancies commenced, renewed, or continuing on a month-to-month basis on or after January 1, 2026
• Tenants must be given a written opt-out option for covered bundled subscription services
• If a landlord fails to provide the opt-out, tenants may deduct those charges from rent
• Tenants who exercise their opt-out rights are protected from retaliation

4. SB 610 — Disaster Protections for Tenants

Senate Bill 610 expands landlord responsibilities when a natural or manmade disaster affects a rental property.

Key obligations

• Landlords must remove disaster debris and mitigate hazards — including mold, smoke, smoke residue, ash, asbestos, and water damage — within a reasonable time after the property sustains damage
• Landlords must follow all cleaning protocols issued by government officials, including contracting with licensed remediation companies where required
• During a mandatory evacuation order, rent is automatically discharged for the duration of the order
• Any prepaid or advance rent must be returned within 21 days if the tenancy is terminated due to disaster damage, or the tenant may deduct it

5. AB 1482 — Rent Cap Update for 2025–2026

California's Tenant Protection Act (AB 1482) remains in full effect. It limits annual rent increases for covered properties to 5% plus the local Consumer Price Index (CPI), with a hard maximum of 10%.

For the current period (August 1, 2025 – July 31, 2026), the confirmed CPI for the San Francisco Bay Area is 1.3%, making the maximum allowable increase 6.3% for most covered Bay Area properties. Other regions have different CPI figures — always check your specific county.

Does AB 1482 apply to your property?

AB 1482 covers California residential rental properties in buildings older than 15 years. As of 2026, this means buildings with certificates of occupancy issued before 2011. Note: this threshold rolls forward each year.

Generally exempt: Single-family homes and condos owned by a natural person (not a corporation or LLC) — but only if the landlord has provided the required written notice of exemption. Without that notice, the exemption does not apply. Also exempt: new construction under 15 years old, owner-occupied duplexes, and properties already subject to a stricter local rent control ordinance.

Just cause eviction requirements

AB 1482 also requires just cause to evict any tenant who has continuously and lawfully occupied a unit for 12 months or more. No-fault evictions require the landlord to pay one month's rent in relocation assistance (or waive the last month's rent).

AB 1482 is set to expire January 1, 2030, unless extended by the California Legislature.

Key Takeaways

• ✅ Every unit has a working stove and refrigerator, or tenant has voluntarily agreed in writing to provide their own (AB 628)
• ✅ Move-out procedures default to electronic deposit returns when tenant paid electronically (AB 414)
• ✅ Bundled internet/wireless service opt-out clause must be offered in writing in covered leases (AB 1414)
• ✅ Landlords required to remove disaster debris and mitigate hazards within a reasonable time after damage occurs (SB 610)
• ✅ Rent increases are capped at 5% plus the local CPI, with a 10% maximum (AB 1482)
• ✅ Local ordinances may impose stricter requirements than state law