New California Landlord-Tenant Laws Taking Effect January 1, 2026

Several new California landlord-tenant laws go into effect on January 1, 2026, bringing important changes that landlords should be aware of as they prepare new leases and update their policies. Below is a summary of important legal updates that may impact residential rental properties in California. For more information on these new laws and for assistance with your specific case, our Irvine, CA landlord tenant lawyer is here to help you.

Mandatory Appliances In Rental Units (AB 628)

Beginning January 1, 2026, landlords must provide both a stove and a refrigerator in residential dwelling units for any lease entered into, amended, or extended on or after that date.

• Stoves must be maintained in good working order and capable of safely generating heat for cooking.
• Refrigerators must be maintained in good working order and capable of safely storing food.
• Appliances subject to a manufacturer or public entity recall are considered unsafe.
• Landlords must repair or replace a recalled stove or refrigerator within 30 days of receiving notice of the recall.

Landlords may not require tenants to provide their own refrigerator. However, a tenant may voluntarily choose to supply their own refrigerator if the lease includes specific, required disclosures acknowledging the tenant’s choice and the landlord’s obligation under state law.

Additionally, landlords may not charge appliance rental or usage fees for refrigerators for leases entered into on or after January 1, 2026. Existing tenants may continue to be charged such fees unless the lease is amended or extended.

Changes To Security Deposit Handling (AB 414)

AB 414 updates how landlords must handle security deposits, particularly when deposits are paid electronically:

• If a tenant pays a security deposit electronically, the landlord must return it electronically unless both parties agree in writing to another method.
• Landlords must notify tenants of their right to receive the deposit electronically.
• Landlords and tenants may agree in writing to receive itemized statements by email.
• When multiple adult tenants are involved and the deposit was not paid electronically, refunds must generally be issued by a single check payable to all adult tenants, unless otherwise agreed in writing.

Landlords are also reminded that photo documentation requirements are already in effect, including move-in photos (as of July 1, 2025) and move-out photos taken before repairs or cleaning (effective April 1, 2025).

Post-Disaster Habitability Obligations (SB 610)

SB 610 expands landlord responsibilities following natural disasters such as wildfires or floods. Landlords must remove debris, smoke residue, ash, and address mold, asbestos, or water damage to restore the unit to a habitable condition.

The law also includes additional post-disaster obligations, including rules related to rent during mandatory evacuations and tenant rights to return after remediation.

Tenant Internet Choice Protections (AB 1414)

Landlords must now allow tenants to opt out of bulk internet or service fees charged under the lease. Landlords also may not require tenants to use a specific internet service provider.

Social Security Hardship Eviction Defense (AB 246)

Effective January 1, 2026, tenants who cannot pay rent due to verified delays, interruptions, or reductions in Social Security benefits may state an affirmative defense in an eviction case for nonpayment of rent.

If proven, the court must stay the eviction action for up to six months, or until Social Security benefits are restored, whichever occurs first.

Updated Proof Of Service Requirements (AB 747)

AB 747 requires additional information to be included in proof of service for notices served on tenants, as well as for unlawful detainer summonses and complaints.

Landlords should review lease agreements and operational practices now to ensure compliance with these upcoming changes. If you have questions about how these new laws affect your rental property or need assistance updating lease documents, feel free to call our Katje Law Group at (714)-400-2970 to speak with one of our knowledgeable attorneys.