California rental housing laws continue to evolve, and 2026 introduces several updates that affect landlords, property managers, and rental operations statewide. Some changes focus on legal procedures, while others reshape habitability standards, pricing practices, and tenant protections.

At WSR Real Estate Management, staying current with these changes is part of ensuring rental properties are operated responsibly and in alignment with California requirements. Whether you are already managing rental property or considering buying an investment property in Riverside, understanding these changes is essential for compliance and long-term planning. This article provides an educational overview of the most impactful 2026 landlord law updates.

Eviction Procedures and Legal Service Changes

AB 747: Expanded Requirements for Substituted Service

AB 747 increases the procedural requirements for substituted service of legal documents used in eviction cases, specifically summons and complaints for unlawful detainers. Before substituted service is allowed, landlords must demonstrate reasonable diligence.

The law now requires:

At least three good-faith attempts at personal service
Attempts on three separate days at different times
At least one attempt at the tenant’s residence
Photographic documentation of service

This change does not apply to three-day notices, but it does affect eviction lawsuits. In practice, it may slow eviction timelines and increase the importance of proper service methods. Clear documentation and structured processes become even more important when resolving disputes, especially in more complex tenancy situations addressed in a tenant problem resolution manager guide.

Property Condition and Disaster-Related Responsibilities

SB 610: Habitability After Natural Disasters

SB 610 clarifies landlord obligations when a rental unit is impacted by a disaster such as a wildfire or flood. If debris, ash, smoke residue, or runoff remains, the unit is presumed untenantable unless a public health official determines otherwise.

Key provisions include:

Landlords must remediate disaster-related debris
Tenants generally retain the right to return once conditions are safe
Rent resumes at the same rate as before the disaster
Owners are not required to rebuild destroyed properties

For owners evaluating long-term risk and location selection, disaster-related laws are an important factor when assessing best areas to invest in Riverside, particularly in regions affected by fire zones or environmental conditions.

Internet Access and Tenant Choice

AB 1414: Restrictions on Internet Provider Requirements

AB 1414 prohibits landlords from requiring tenants to use a specific internet service provider. If a landlord violates this rule, tenants may deduct the cost of the required subscription from rent.

This law reflects the growing role of internet access in daily life while preserving tenant choice. It is a reminder that lease terms related to utilities and services should be reviewed carefully as laws evolve.

Rent Pricing Tools and Antitrust Rules

AB 325: Limits on Common Pricing Algorithms

AB 325 updates California antitrust law to address pricing software that uses competitor data to recommend rent amounts. The law targets tools that encourage coordinated or uniform pricing across multiple landlords.

Landlords may still rely on market data and rental comparisons. However, pricing systems that pressure users to adopt recommended rents or resemble coordinated pricing may raise legal concerns. This is especially relevant for owners expanding portfolios or entering new markets for the first time, such as those buying a first rental property in the Inland Empire.

Marketing Transparency for Property Listings

AB 723: Disclosure of Digitally Altered Images

AB 723 requires disclosure when listing images are digitally altered beyond basic edits like lighting or color correction. If fixtures, furniture, landscaping, or other elements are changed, listings must clearly disclose the alteration and provide access to the original image.

This requirement applies to sales listings and leases longer than one year. The intent is to reduce misleading advertising and ensure that tenants and buyers are viewing accurate representations of a property.

Rent Payment Interruptions and Eviction Defenses

AB 246: Social Security Benefit Delays

AB 246 allows tenants to assert an affirmative defense to eviction for nonpayment of rent when the nonpayment is caused by delayed or interrupted Social Security benefits. Courts may temporarily stay eviction proceedings, but tenants remain responsible for all unpaid rent once benefits resume.

This law adds procedural complexity to certain nonpayment cases and reinforces the need for clear documentation and communication throughout the eviction process.

Security Deposit Handling Updates

AB 414: Electronic Refunds by Default

AB 414 changes how security deposits are returned. If rent or deposits were paid electronically, refunds must now be issued electronically by default unless the tenant agrees otherwise in writing.

Important details include:

Leases with multiple adult tenants still require a joint check
Itemized deposit statements must still be mailed unless electronic delivery is agreed upon

These updates align security deposit handling with modern payment practices while preserving accountability.

Heating, Appliances, and Habitability Standards

SB 655: Safe Indoor Temperature Policy

SB 655 establishes a state policy that residential units must be capable of maintaining a safe maximum indoor temperature. While no specific temperature threshold is set yet, agencies will begin incorporating this policy into regulations starting in 2027.

AB 628: Required Stoves and Refrigerators

AB 628 adds working stoves and refrigerators to California’s habitability requirements for leases entered into, amended, or extended on or after January 1, 2026. Appliances must function safely and cannot be subject to active recalls.

This law can affect lease renewals, rent increases, and property updates when tenancy terms change.

Key Takeaways

Eviction procedures now require more documented diligence
Habitability standards increasingly address disasters and appliances
Rent pricing software must avoid coordinated pricing behavior
Digitally altered marketing images require disclosure
Security deposits default to electronic refunds in many cases

Final Thoughts

California landlord regulations continue to expand in scope and complexity. While not every law affects every rental property, understanding these changes helps owners and managers reduce risk and respond effectively as enforcement evolves.

Need help updating leases or navigating these legal changes?Contact our team today, we’re here to support California property owners.

Disclaimer:

The information provided in this blog is for general educational purposes only and does not constitute legal advice. Laws and regulations may change, and their application can vary based on specific circumstances. For guidance regarding your specific situation or property, consult with a qualified attorney or legal professional. WSR Real Estate Management assumes no liability for the use or interpretation of the information contained herein.

2026 California Landlord Law Updates: What Property Owners Must Know