As California prepares for a new year of legislative updates, several key laws will take effect on January 1, 2026, shaping how landlords manage leases, handle security deposits, and maintain rental properties. These laws aim to improve tenant protections and clarify landlord obligations, but they also introduce new compliance requirements that every property owner should understand.
This guide from Mesa Properties breaks down the four most important rental laws going into effect, what they mean, how they’ll impact your operations, and what you can do now to stay ahead of the curve.
Key Takeaways
AB-1414: Requires landlords to let tenants opt out of internet subscription fees bundled with their rental.
AB 246: Provides eviction protections for tenants affected by Social Security benefit interruptions.
AB 414: Updates how landlords must return security deposits, emphasizing electronic refunds.
AB 628: Mandates that all rentals include a working refrigerator and stove, with timely repair and replacement rules.
Early compliance and clear communication with tenants will help landlords avoid penalties and disputes.
California’s 2026 Rental Law Updates
Every year, new legislation reshapes the landlord-tenant landscape in California. The 2026 updates focus on transparency, fairness, and living standards. They touch everything from how you handle internet subscriptions to how quickly you respond to appliance recalls.
These laws may seem small on the surface, but each carries real implications for how landlords operate day to day. Below is a closer look at each new law and how it affects your responsibilities starting January 1, 2026.
AB 1414: Tenant Right to Opt Out of Internet Service Fees
Effective January 1, 2026, AB 1414 makes it mandatory for landlords to allow tenants to opt out of any subscription fees related to third-party internet services offered with a rental unit.
That means if you’ve bundled wired, cellular, or satellite internet into the rent or if you’ve partnered with a provider for property-wide service, you must give tenants the opportunity to decline that service. Even if the property’s devices connect wirelessly, the rule can still apply.
What Landlords Need to Know
Tenants must be clearly informed of their right to opt out.
If a tenant opts out but you continue charging them, they can deduct that fee from their rent.
Any form of retaliation for exercising this right is prohibited.
How to Prepare
Review any existing contracts with internet providers and ensure opt-out provisions are clear.
Update your lease templates to explain this new right.
Train property managers and leasing staff on proper communication with tenants about these options.
This law is part of California’s broader push to reduce unnecessary tenant costs and improve transparency in billing.
AB 246: Social Security Tenant Protection Act
Also known as the Social Security Tenant Protection Act of 2025, AB 246 aims to help vulnerable tenants avoid eviction when their income is disrupted due to federal government delays or errors affecting Social Security payments.
If the state formally declares such an interruption, qualifying tenants can use financial hardship as a defense in eviction proceedings for up to six months. However, this delay does not forgive missed rent. It simply gives tenants time to recover income and catch up.
Key Points for Landlords
Applies only when the government’s actions or inaction cause a documented loss of Social Security income.
Eviction proceedings (unlawful detainers) can be paused for up to six months during the declared interruption.
Tenants are still responsible for paying all rent owed once benefits resume.
Compliance Tips
When processing evictions, verify whether a declared interruption is in effect.
Maintain documentation of rent owed and communication efforts.
Work with tenants to arrange payment plans rather than proceeding immediately with eviction.
While few landlords may encounter this situation often, AB 246 underscores California’s focus on protecting tenants who experience temporary income loss beyond their control.
AB 414: Updates to Security Deposit Return Requirements
AB 414 modernizes how landlords handle the return of security deposits. If a tenant originally paid their deposit electronically, such as through ACH transfer, Venmo, or another digital platform, you must issue any refund using the same method unless both parties agree otherwise in writing.
What This Means for Landlords
Electronic deposit refunds are now the default if the deposit was paid electronically.
The usual timeline for returning deposits (within 21 days of move-out) still applies.
An itemized statement for any deductions remains required, showing receipts or estimates.
Best Practices
Standardize your accounting process for digital payments and returns.
Include a clause in your lease addressing how refunds will be issued.
Use secure payment systems that keep a digital record of all transactions.
This update promotes convenience and accountability in an era where most tenants already pay electronically.
AB 628: Appliance Requirements for Rental Properties
Starting January 1, 2026, AB 628 requires landlords to provide a working refrigerator and stove in every rental unit, except for limited cases (such as specific housing types or shared kitchens).
The law also mandates that landlords repair or replace any recalled appliances within 30 days of receiving a recall notice.
What Landlords Need to Know
Applies to new, renewed, or amended leases beginning on or after January 1, 2026.
All units must have functional refrigerators and stoves.
A recall notice starts a 30-day clock for repair or replacement.
Compliance Steps
Inspect all units before lease renewals in late 2025 to verify appliances meet standards.
Keep documentation of appliance models and recall notices.
Budget for appliance upgrades or replacements in 2026 if needed.
For landlords with multiple units, this law may require logistical planning, but compliance will help you avoid penalties and improve tenant satisfaction.
Staying Compliant in 2026
With multiple new laws rolling out at once, the best way to stay compliant is to review all leases, update internal policies, and communicate clearly with tenants.
Here’s a quick checklist to help you prepare:
Update lease templates to reflect internet opt-out rights and appliance obligations.
Audit your deposit return process for electronic payment compliance.
Review maintenance schedules and appliance records.
Stay informed through trusted legal and property management resources, such as the California Apartment Association and California Department of Consumer Affairs.
Mesa Properties can help landlords stay compliant, handle documentation, and manage tenant communication to minimize risk and maximize property performance.
FAQs
What happens if a landlord doesn’t comply with AB-1414’s opt-out requirement?
Tenants can legally deduct the cost of the unwanted internet service from their rent, and landlords could face penalties for retaliation or billing violations.
Does AB 246 forgive rent for tenants affected by Social Security interruptions?
No. It only delays eviction proceedings for up to six months while benefits are restored, but tenants must still pay the rent owed.
Under AB 414, can I mail a check for the deposit refund even if the tenant paid electronically?
Only if both you and the tenant agree in writing. Otherwise, refunds must be issued electronically.
Are there any exceptions to the appliance requirement under AB 628?
Yes, limited exceptions may apply to certain housing arrangements or properties without individual kitchens, but most standard rentals must comply.
When should landlords start preparing for these changes?
Begin reviewing leases and property policies now. All updates should be in place before January 1, 2026.
Partner with Mesa Properties to Stay Ahead
Staying compliant with California’s evolving rental laws can be time-consuming and complex. Mesa Properties offers expert property management services throughout the Inland Empire and High Desert regions to help landlords navigate these changes with confidence.
From updating lease agreements to coordinating appliance inspections, our team ensures your rentals stay fully compliant while maximizing your ROI.
Contact Mesa Properties today to schedule a consultation and make sure you’re ready for every law taking effect in 2026.
