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California: six laws start Jan 1, 2027, one more on Apr 1
Six signed laws start Jan 1, 2027, two of them one eviction rule and its later fix, and one more starts Apr 1. Signed laws found as of Nov 3, 2026. City and county rules are not covered.
The laws
| Starts | The law | What changed | Who it reaches | The signed text |
|---|---|---|---|---|
| StartsJan 1, 2027.Signed Sep 27, 2026, no date clause (Cal. Const. art. IV, sec. 8(c)(1)). | The lawAB 2025 (Stats. 2026, ch. 572), new Civ. Code 1940.11.#ab-2025 | What changedA rental ad with an edited or AI-made photo needs a label on or next to the image, plus the original or a link, URL or QR code to a public page that shows it. | Who it reachesA person who puts the image in the ad; no unit count, owner type or lease length is named. Outside it: ordinary edits such as lighting, cropping, color correction and straightening that do not change what the property looks like ((a)(2)(B)). | The signed textAB 2025, chaptered text. No code page yet. |
| StartsJan 1, 2027.Signed Sep 30, 2026, no date clause (art. IV, sec. 8(c)(1)). | The lawSB 1365 (Stats. 2026, ch. 1028), Penal Code 396.#sb-1365 | What changedThe emergency rent cap (no increase of more than 10% for 30 days after an emergency is declared, plus extensions) now reaches rental housing of any lease length, and the exceptions become defenses the owner proves. | Who it reachesAny person, business or other entity; no unit count. Outside it: housing under no declared emergency, and increases proved under a defense. | The signed textSB 1365, chaptered text. The code page still shows the old wording. |
| StartsJan 1, 2027.AB 747’s own operative clauses; AB 2042 signed Sep 20, 2026, no date clause (art. IV, sec. 8(c)(1)). | The lawAB 747 (Stats. 2025, ch. 563), amended by AB 2042 (Stats. 2026, ch. 379): Code Civ. Proc. 1166, 415.20, 415.45, 417.10, 473.2, 473(e).#ab-747 | What changedThe eviction complaint must state how, when and where the termination notice was served; personal delivery of the summons is tried at least three times, on three different days at three different times, before substituted service or posting; the proof of service carries a photo of each attempt, stamped with date, time and GPS, and at a home one shows the door. | Who it reachesEvery plaintiff in an unlawful detainer, and anyone serving a summons those ways in any civil case; no unit-count exemption. Outside it: an owner who files nothing. | The signed textAB 747 and AB 2042, chaptered texts; Code Civ. Proc. 1166 shows both versions. |
| StartsJan 1, 2027.Signed Sep 30, 2026, no date clause (art. IV, sec. 8(c)(1)). | The lawAB 2128 (Stats. 2026, ch. 922), new Health & Saf. Code 34336.#ab-2128 | What changedAn owner in a covered program such as Section 8 may not make term limits or work requirements a condition of eligibility unless federal law requires them. No penalty named. | Who it reachesA private owner, a property manager or another entity that administers, or is subsidized through, a covered housing program. Outside it: owners outside those programs. | The signed textAB 2128, chaptered text. |
| StartsJan 1, 2027.Signed Sep 30, 2026, no date clause (art. IV, sec. 8(c)(1)). | The lawAB 2563 (Stats. 2026, ch. 952), Gov. Code 12926 and new Gov. Code 27(b)(3).#ab-2563 | What changedFair housing law’s definition of sex now points to the list in new Gov. Code 27(b)(3). The bill says it “is declarative of existing law”. No new penalty. | Who it reachesThe owner of any housing accommodation under the Fair Employment and Housing Act. Outside it: renting part of an owner-occupied single-family house to one roomer or boarder, under the ad rule in Gov. Code 12955(c). | The signed textAB 2563, chaptered text. |
| StartsApr 1, 2027.Operative by its subdivision (m); the statute itself takes effect Jan 1. | The lawSB 1296 (Stats. 2026, ch. 1025), new Civ. Code 1942.7.5.#sb-1296 | What changedA written pet policy or addendum, linked from the property’s ads where the platform allows and handed over with every application; a total ban counts, and so does having no rules. The price tag is a refund of the application fee within seven business days of a written request. | Who it reachesA landlord or their agent; no unit count. It does not require allowing pets, building a website or advertising in any particular place, and assistance animals are not affected. | The signed textSB 1296, chaptered text. |
AB 2025 is a bill number, not a year: signed in 2026, it starts in 2027.
Days to return the deposit, in eight states
California: 21 calendar days, itemized. In bad faith, the landlord loses any claim to it and faces up to twice the deposit, plus actual damages.
Checked Nov 5, 2026, at each state’s own statute text.
Signed laws found as of Nov 3, 2026
We checked all 1,040 laws California enacted in 2026, section by section, against the landlord sections we track, plus earlier laws that switch on Jan 1, 2027. Not checked: regulations, court rules and forms, local ordinances. Missed one? Write to hello@landlorddispatch.com.
One number
The AB 1482 cap for an increase taking effect Aug 1, 2026 to Jul 31, 2027 runs from 8.1% to 8.8% by region. The Cap Lookup shows the statute’s sentence and who is outside the cap before it shows a figure. Cap Lookup
A California rental? Each of these gets its Card or its line in the Jan 1 wave issue.