2026 is officially here, and California kicked off the year with several new real estate-related laws that are worth having on your radar — whether you own a home, invest in property, advise clients professionally, or you’re just housing-curious.
Here are three notable changes now in effect as of 2026:
1. Tobacco & Nicotine Residue Disclosure (AB 455)
Selling a home this year? There’s now a new checkbox. Sellers must disclose in writing any known history of smoking on the property or the presence of tobacco/nicotine residue (“thirdhand smoke”). This applies where a standard Transfer Disclosure Statement (TDS) is required. If it isn’t provided, buyers may have cancellation rights within a certain window.
Why it matters: Sellers should get ahead of disclosure prep early, and buyers gain a bit more transparency around property condition.
2. Mandatory Appliances for Rentals (AB 628)
Landlords are now required to provide and maintain a working refrigerator and stove as part of habitability standards — this applies to new and renewed leases beginning in 2026.
Why it matters: Refrigerators have historically been a gray area; now they’re officially “required equipment.” Investors may want to budget for purchase, replacement cycles, and maintenance as part of operating expenses.
3. HOA Fine Caps (AB 130)
Homeowners’ associations can no longer levy uncapped fines for most violations. In general, fines are limited to $100 per violation, unless the issue creates a health or safety risk to common areas or other properties. Homeowners also must be given an opportunity to correct the issue before a fine lands in the mailbox.
Why it matters: More predictability for homeowners and more standardized enforcement for HOAs — helpful for resale conversations and for anyone living in a managed community.
If you have questions about how these rules could affect your purchase, sale, lease, or investment strategy this year, I’m always happy to chat.
Wishing you a strong start to 2026!