2026 California Rental Law Update: What Every Carlsbad Landlord Needs to Know
Published by Nicholas Darracq | North County Premier Property Management | January 2026
California legislators passed several new bills affecting rental property owners that took effect on January 1, 2026. Whether you own a single-family rental in La Costa or a condo in Carlsbad Village, these changes directly impact how you manage your property, handle security deposits, maintain appliances, and navigate disasters. Here’s what you need to know.
AB 628: Stoves and Refrigerators Are Now Required in Every Rental
This is the big one for 2026. Assembly Bill 628 expands California’s definition of a “tenantable” dwelling to require landlords to provide and maintain a working stove and refrigerator in every rental unit.
What the Law Requires
For any lease entered into, amended, or renewed on or after January 1, 2026, the unit must include:
- A stove that is maintained in good working order and capable of safely generating heat for cooking
- A refrigerator that is maintained in good working order and capable of safely storing food
If either appliance is subject to a manufacturer recall or a recall by a public entity, the landlord must repair or replace it within 30 days of receiving notice.
Month-to-Month Tenancies Take Effect Immediately
This is where many Carlsbad landlords need to pay close attention. If your tenant is on a month-to-month lease, the renewal effectively happens every month. That means compliance is required starting January 2026 for all month-to-month tenancies. Fixed-term leases are not affected until they renew, are amended, or are extended.
Tenants Can Opt to Provide Their Own Refrigerator — But Not Their Stove
The law allows a tenant and landlord to agree at lease signing that the tenant will provide and maintain their own refrigerator. However, the tenant can change their mind at any time with 30 days’ written notice, at which point the landlord must provide one.
Importantly, there is no tenant opt-out for stoves — the landlord must always provide and maintain the stove.
Exemptions
The law does not apply to:
- Permanent supportive housing
- Single-room occupancy (SRO) units where residents share a common kitchen
- Residential hotels and buildings with communal kitchen facilities
What This Means for You
If you already provide a stove and refrigerator (which most Carlsbad single-family rentals do), you’re likely already in compliance. The key change is that maintaining these appliances is now a legal obligation tied to habitability, not just good practice.
Document the condition of appliances at move-in and move-out, respond to repair requests promptly, and track any manufacturer recalls on the models in your units.
AB 414: Security Deposit Returns Go Electronic
Assembly Bill 414 modernizes how landlords return security deposits, updating California Civil Code Section 1950.5 to reflect how most financial transactions happen today.
Electronic Returns Are Now the Default in Some Cases
If the tenant paid their security deposit or rent electronically during the tenancy, the landlord must return the remaining deposit electronically using the same method — unless the landlord and tenant have a separate written agreement specifying a different return method.
If electronic payment was not used during the tenancy, the landlord may still offer electronic return, but it is not required. If no agreement exists, the deposit must be returned via first-class mail, as before.
Multiple Tenants on One Lease
This is a common scenario in Carlsbad, where roommates or couples share a lease. AB 414 now provides clear rules: the remaining deposit must be returned as one payment made payable to all adult tenants named on the lease.
If the tenants want the refund split between them, sent to one person, or deposited into multiple accounts, all adult tenants must agree in writing.
Itemized Statements Can Be Emailed
With mutual written consent, landlords can now email the itemized deduction statement and any required photographs documenting the condition of the unit, rather than sending them by mail.
What This Means for You
Update your move-in and move-out procedures. If you collect rent or deposits electronically (which most Carlsbad landlords do through portals like Buildium), you’ll need to be prepared to return deposits the same way.
Get written agreements in place at lease signing that specify the preferred method of deposit return. For multi-tenant leases, have a deposit refund authorization form signed by all tenants at move-out.
SB 610: New Landlord Obligations After Disasters
Senate Bill 610 was drafted in direct response to the confusion that followed the 2025 Eaton and Palisades wildfires, but its requirements apply statewide to any declared disaster — wildfires, floods, earthquakes, or other emergencies.
While Carlsbad has been fortunate to avoid major wildfire damage, the coastal fire risk in North County San Diego makes this law directly relevant.
Landlord Remediation Duties
When a disaster damages a rental unit, SB 610 makes it the landlord’s legal duty to remediate dilapidations arising from the disaster within a reasonable time and in accordance with applicable cleaning protocols.
This includes removing debris, mitigating hazards such as:
- Mold
- Smoke damage
- Smoke residue
- Ash
- Asbestos
- Water damage
Landlords must also follow government cleanup protocols.
Units Are Presumed Uninhabitable Until Cleared
The law establishes a presumption that the presence of disaster debris renders the unit untenantable until a local public health agency or official determines the debris does not contain toxic substances.
Landlords cannot re-rent or require tenants to return to a unit that has not been officially cleared.
Rent Abatement During Uninhabitable Periods
Tenants do not owe rent for any period during which the unit is legally uninhabitable due to a disaster.
If the tenant has already paid rent for a period that includes an evacuation, the landlord must return that portion of rent within 10 calendar days after the evacuation order is lifted, or the tenant may deduct the amount from the next month’s rent.
If the tenancy ends because the unit becomes permanently uninhabitable, the landlord must return any prepaid rent covering periods after the unit became uninhabitable.
Tenant Right to Return
Unless the tenancy is lawfully terminated by either party, the tenant has the right to return to the unit at the same rental rate in effect immediately before the disaster, as soon as the unit is safe and cleared for occupancy.
The law does not require the landlord to rebuild a property that has been destroyed, but if the unit is repaired and habitable, the tenant’s right to return is protected.
What This Means for You
Have a disaster response plan in place. Know who your insurance contacts are, understand your remediation obligations, and document the condition of your property.
If a disaster affects your rental, you cannot simply collect rent during the period the unit is uninhabitable — and you need to act promptly on cleanup.
Landlord insurance coverage for loss of rental income during disaster remediation is more important than ever.
AB 1414: Tenants Can Opt Out of Bundled Internet Services
If your lease includes bundled third-party subscription services like internet, cable, or wireless service, Assembly Bill 1414 now requires you to give tenants the right to opt out.
How It Works
For any tenancy that is month-to-month or renewed on or after January 1, 2026, the tenant must be allowed to opt out of paying for third-party subscription services that are tied to the tenancy.
The landlord must provide clear written notice of the opt-out right.
Consequences for Non-Compliance
If a landlord fails to provide the opt-out notice or continues charging for the service after a tenant opts out, the tenant may deduct those charges from rent.
This effectively gives the tenant a self-help remedy — they don’t need to go to court to stop paying for a service they don’t want.
What This Means for You
If you bundle internet or other subscription services into your lease, you need to update your lease language to include opt-out provisions and a clear disclosure.
Most Carlsbad single-family rental landlords don’t bundle these services, so this law primarily affects multi-unit and condo situations where bulk service agreements are in place.
AB 246: Social Security Payment Disruption Protections
Assembly Bill 246, the Social Security Tenant Protection Act, creates a new defense against eviction for tenants whose Social Security income is disrupted by factors beyond their control.
The Protection
If a tenant’s rent is paid with Social Security income and those payments are delayed due to a federal government error, system failure, or other disruption outside the tenant’s control, the tenant cannot be evicted for nonpayment of rent during that disruption period — for up to 180 days.
Rent Is Still Owed
This is not rent forgiveness. The tenant must pay all unpaid rent within 14 days of their Social Security payments being restored.
The law simply prevents eviction during the period of income disruption.
What This Means for You
If you have tenants who rely on Social Security income, be aware that a disruption in their federal payments is now a valid defense in an eviction proceeding.
Document all communications about late rent, and if a tenant informs you of a Social Security payment disruption, request documentation and keep records.
The 180-day window and 14-day cure period are strict timelines.
AB 325: Rent Pricing Algorithm Restrictions
Assembly Bill 325 amends California’s Cartwright Act (the state’s antitrust law) to specifically address the use of algorithmic pricing tools in rental markets.
What’s Prohibited
The law makes it unlawful to use or distribute a “common pricing algorithm” — defined as any methodology, including software, used by two or more persons that uses competitor data to recommend, align, stabilize, set, or otherwise influence a price or commercial term.
It also prohibits coercing others to adopt pricing recommendations from such algorithms.
Single-Property Owner Exception
Algorithms that use only a single business’s own internal data are not covered. The law targets tools that aggregate competitor data across multiple properties or landlords to coordinate pricing.
Penalties Are Severe
Corporate violators face fines of the greater of $6 million or twice the amount of financial gain or loss involved.
Individual violators face fines up to $1 million and potential imprisonment of up to three years.
What This Means for You
If you manage a small portfolio of Carlsbad rentals and set your own prices based on your own market research, this law likely does not affect you.
However, if you use third-party rent pricing software that aggregates data from multiple landlords to suggest pricing, you should verify with the provider that their tool complies with AB 325.
At NCPPM, we set rental rates based on our own direct comparable market analysis — we don’t use algorithmic pricing tools that pool competitor data.
SB 611: No More Fees for Serving Notices
Senate Bill 611 prohibits landlords from charging tenants any fee for serving, posting, or delivering notices — whether for past-due rent, lease violations, evictions, or any other purpose.
Fees for check payments are also prohibited. Convenience fees for credit card rent payments are still allowed.
The law also adds a military service member protection: if a landlord charges a service member a higher-than-standard security deposit, the lease must explain the reason for the higher amount, and the additional amount must be returned after six months if the tenant is current on rent.
AB 1482 Rent Cap Update: Still in Effect Through 2030
The California Tenant Protection Act (AB 1482) continues to cap annual rent increases at 5% plus the regional Consumer Price Index (CPI), or 10% — whichever is lower.
For rent increases effective between August 1, 2025 and July 31, 2026, the statewide CPI component is 1.3%, making the maximum allowable increase 6.3% in most regions.
The law is set to expire on January 1, 2030, unless the legislature acts to extend it. Before that date, the Legislative Analyst’s Office is required to submit a report evaluating the law’s effectiveness.
Single-family homes owned by natural persons (not corporations or LLCs) where proper notice has been given to the tenant are exempt from the rent cap provisions, but not from the just cause eviction protections.
If you’re unsure whether your property qualifies for the single-family exemption, consult with a real estate attorney.
Your 2026 Compliance Checklist
Here are the immediate action items every Carlsbad rental property owner should address:
- Verify your rental has a working stove and refrigerator — document their condition and model numbers (AB 628)
- Update your move-in/move-out procedures for electronic security deposit returns and get written agreements on return method (AB 414)
- Review your lease for bundled service charges and add opt-out language if applicable (AB 1414)
- Confirm your landlord insurance covers disaster remediation and loss of rental income (SB 610)
- Review your rent pricing practices and verify any third-party tools comply with antitrust requirements (AB 325)
- Stop charging fees for notice delivery if you currently do (SB 611)
- Know the current rent cap — 6.3% maximum increase for most properties through July 31, 2026 (AB 1482)
We Stay Current So You Don’t Have To
At North County Premier Property Management, staying ahead of California’s evolving landlord-tenant laws is part of the job.
Every lease we execute, every deposit we return, and every notice we serve is compliant with current law.
If you have questions about how any of these changes affect your specific property, call Nicholas directly at (760) 585-5841.
DISCLAIMER: This article is provided for informational and educational purposes only and does not constitute legal advice. North County Premier Property Management is not a law firm and does not provide legal services.
The information presented here reflects our understanding of the referenced legislation as of January 2026, but laws are subject to amendment, judicial interpretation, and regulatory guidance that may alter their application.
Every property and situation is different. For advice specific to your circumstances, consult a licensed California real estate attorney.
Nothing in this article creates an attorney-client relationship or should be relied upon as a substitute for professional legal counsel.