New California Rental Laws for 2026
Working Stoves and Refrigerators
Beginning January 1, 2026, California generally considers a working stove and refrigerator part of a habitable rental unit. A landlord and tenant may agree that the tenant will provide one or both appliances, but that agreement should be clear and documented.
Landlords remain responsible for keeping landlord-provided appliances in working condition unless the tenant or the tenant’s guests caused the damage.
Example: A refrigerator stops cooling because of normal equipment failure. If the landlord provided it, the renter should report the problem in writing. The landlord generally must arrange a repair or replacement within a reasonable time.
More Choice Over Internet Service
For month-to-month and other periodic tenancies, landlords must allow renters to opt out of subscriptions from third-party internet providers. This helps prevent tenants from being forced to pay for an internet package they do not want.
New Security Deposit Payment Rules
Starting in 2026, when a renter paid a security deposit or rent electronically, the landlord must generally return the deposit through a digital payment method. The renter and landlord may agree in writing to another method.
Rent Increase Regulations in California
The Tenant Protection Act limits rent increases for many California rental properties. For covered units, rent generally cannot increase by more than:
5% plus the change in the cost of living, or 10%, whichever is lower.
A landlord also cannot raise the rent more than twice during a 12-month period. Newer housing, certain owner-occupied duplexes, some subsidized housing, and properly disclosed single-family homes or condominiums may be exempt. Local rent-control laws may set a lower limit.
For a month-to-month tenancy, a landlord generally must provide:
- At least 30 days’ written notice for an increase of 10% or less.
- At least 90 days’ written notice for an increase greater than 10% when such an increase is otherwise permitted.
Rent usually cannot increase during a fixed-term lease unless the lease specifically allows it. A new rate may be proposed when the lease is renewed.
Example: A covered apartment rents for $2,000. If the permitted annual limit were 8%, the largest total increase during that 12-month period would be $160, making the new rent $2,160. A stricter local law could allow less.
California Security Deposit Rules
Most landlords may charge no more than one month’s rent as a security deposit, whether the home is furnished or unfurnished. A qualifying small landlord who owns no more than two rental properties containing no more than four total units may charge up to two months’ rent. Special limits apply to service members.
A deposit may be used for:
- Unpaid rent.
- Cleaning needed to return the unit to its original level of cleanliness.
- Tenant-caused damage beyond normal wear and tear.
- Missing keys, furniture, or other items when allowed by the lease.
For tenancies beginning on or after July 1, 2025, landlords must photograph the unit at or immediately before move-in. Landlords must also take move-out photos before deductible work and again after the work is completed. The remaining deposit, deductions, supporting photos, and required receipts generally must be provided within 21 days after move-out.
Eviction Law Updates
An eviction notice is not the same as a court order. Depending on the issue, a tenant may receive a three-day, 30-day, 60-day, or 90-day notice. A three-day notice for unpaid rent must state the correct rent owed and cannot include unrelated charges such as late fees.
If a landlord files an unlawful detainer lawsuit, the tenant generally has 10 court days after proper service to file a written response. Weekends and court holidays are not counted. Ignoring the papers may allow the landlord to request a default judgment.
A new 2026 protection allows a tenant to raise Social Security hardship as a defense when federal government action causes household Social Security payments to be delayed, reduced, or stopped through no fault of the tenant. This does not erase the unpaid rent. After benefits return, the tenant must address the balance under the law’s payment requirements.
Renter Rights During Lease Renewals
A renter does not always have an automatic right to a new fixed-term lease. However, many tenants who have lived in a covered unit for at least 12 months receive just-cause eviction protections.
When those protections apply, the tenancy may continue month-to-month after the fixed lease expires unless the renter moves or the landlord has a lawful reason to end the tenancy. A landlord may request that the renter sign a renewal containing substantially similar terms. Refusing a lawful renewal request may affect the renter’s protection.
Renters should begin renewal discussions before the lease expires and carefully review changes involving rent, utilities, parking, pets, and insurance.
Landlord Responsibilities
California landlords must provide and maintain a habitable home. Basic responsibilities include working plumbing, hot and cold water, safe electrical systems, weather protection, secure doors and windows, proper trash facilities, and freedom from serious health hazards.
Landlords must also respond to conditions that materially affect health or safety. Tenants should report repair problems in writing and keep photos, emails, and maintenance records.
California Renter Compliance Checklist
Before signing or renewing a lease, renters should:
- Read the full agreement and keep a signed copy.
- Confirm the rent, deposit, utilities, parking, and due dates.
- Pay rent on time and save payment records.
- Report repairs in writing.
- Keep the unit reasonably clean and avoid tenant-caused damage.
- Follow rules for pets, guests, noise, and additional occupants.
- Photograph the unit at move-in and move-out.
- Request a pre-move-out inspection.
- Save every rent increase, renewal, and eviction notice.
- Respond immediately to court papers and seek legal help when needed.
The Bottom Line
The most important California rental laws involve clear notices, lawful rent increases, documented security deposit deductions, habitable living conditions, and proper eviction procedures.
Because cities such as Los Angeles, Long Beach, Santa Monica, and West Hollywood may provide stronger protections, renters and housing providers should confirm both state and local requirements. This article provides general information and is not legal advice.
Beach Front Property Management helps Southern California owners maintain safe communities, manage lease renewals, coordinate repairs, communicate with residents, and comply with changing housing requirements.
Visit www.bfpminc.com or email info@bfpminc.com to learn more about professional property management services.
