What Changed for California Rental Owners in 2025 and 2026
Three rules took effect January 1, 2026: appliances for new or changed leases, digital deposit refunds and duties after a declared disaster. Here’s what to keep on your radar, plus the 2025 milestones that still matter.
Three changes. Three things to review.
Stove + refrigerator
Provide a stove and refrigerator for leases signed, amended or extended on or after January 1, 2026.
Lease scope matters: this is not an automatic change to every unchanged older lease.
Civ. Code 1941.1 ↗
Digital deposit refunds
If the deposit or rent was paid digitally, refund the deposit digitally unless both parties agree otherwise in writing.
The refund rule is about the deposit, not every rent refund. Keep the written-agreement exception in mind.
Civ. Code 1950.5 ↗
Declared-disaster duties
After a declared disaster, remove debris and address smoke, ash, mold and water damage within a reasonable time.
“Reasonable time” is the standard here, not a fixed repair deadline.
Civ. Code 1941.8 ↗The milestones to carry forward.
2025
Move-out + repair photos
Photos after move-out and after repairs are required for deposit deductions.
Civ. Code 1950.5 ↗2025
2025 added these photo milestones. The one-month deposit limit for most owners dates to July 2024; see the reminder below.
2025
No fee for paying by check
Tenants cannot be charged a fee for paying rent by check.
Civ. Code 1947.3 ↗No tenancy-ending notice fee
Do not charge a tenant a fee for serving a notice ending the tenancy.
Civ. Code 1946.1 ↗APR 1, 2025
Offer positive rent reporting
Offer positive rent reporting at signing and yearly, with exemptions. An offer does not mean mandatory tenant enrollment.
Civ. Code 1954.07 ↗Not new. Not to overlook.
Most deposits: one month’s rent
Since July 1, 2024, most deposits are capped at one month’s rent. This is not a universal limit.
Civ. Code 1950.5 ↗AB 1482 remains part of the picture
Keep the rent cap, just cause rules and required written notice to tenants in view.
Changing rules. Ongoing attention.
When RNB manages your rental, we keep leases, notices and move-out paperwork updated as the law changes.
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The questions owners are asking.
Dates matter. So does the scope of each rule. Start with these quick answers.
- What changed on January 1, 2026?
- A stove and refrigerator are required for leases signed, amended or extended on or after that date. If rent or the deposit was paid digitally, the deposit must be refunded digitally unless both parties agree otherwise in writing. After a declared disaster, owners must remove debris and address smoke, ash, mold and water damage within a reasonable time.
- When did the deposit photo requirements start?
- April 1, 2025: photos after move-out and after repairs are required for deposit deductions. July 1, 2025: move-in photos are required for new tenancies.
- Is the security deposit limit one month's rent?
- For most owners, the limit is one month's rent for deposits collected on or after July 1, 2024. "Most" matters: the limit is not universal.
- California law references
- Civ. Code 1941.1 ↗
- Civ. Code 1950.5 ↗
- Civ. Code 1941.8 ↗
- Civ. Code 1947.3 ↗
- Civ. Code 1946.1 ↗
- Civ. Code 1954.07 ↗
General information about California law, not legal advice. City rent control and local rules can change the answer. Updated November 1, 2026. RNB Property Management, DRE license #01900856.