2026 Legislative Session Priorities
Last Updated on 6/1/2026
The 2026 legislative session is underway, and new bills have been introduced in the California Legislature. CAI-CLAC continues to monitor and take positions on several bills this year that could significantly impact community associations and the millions of Californians who live in them.
Please check back for updates as the session progresses. Make sure to scroll down to learn how you can TAKE ACTION.
ASSEMBLY LEGISLATION
AB 1184 (Patterson) – Common interest developments: association management and meeting procedures
CAI-CLAC Position: NEUTRAL
The bill would amend and add sections of the Civil Code to adjust how HOAs conduct meetings and communicate with members, aiming to enhance accountability and openness in governance and operations.
Bill text: Common interest developments: association management and meeting procedures
Status: Senate – Referred to the Senate Housing and Judiciary Committees.
AB 1684 (Ward) – Common interest developments: cooling systems
CAI-CLAC Position: OPPOSE UNLESS AMENDED
This bill would make any HOA governing document, architectural guideline, deed restrictions, or policy that prohibits or restricts the installation, upgrade, replacement, or use of a cooling system void and unenforceable. It would also make it unlawful for an association to block or limit a member from installing or using a cooling system in their separate interests, subject to certain exceptions. An association that willfully violates these provisions would be liable for actual damages and a civil penalty of up to $2,000 paid to the member
Bill text: Common interest developments: cooling systems
Status: Referred to the Senate Housing and Judiciary Committees.
AB 1892 (Davies) – Common interest developments: associations
CAI-CLAC Position: SUPPORT
The bill would clarify that an HOA is responsible for repairing and restoring interrupted gas, heat, water, or electrical services when the interruption begins in the common area, unless a utility provider or governing documents state otherwise. It also revises election rules to require 30-day notice to members who vote electronically when electronic secret ballots are used. The bill also shortens the required initial notice period for elections by acclamation from 90 days to 30 days before the nomination deadline.
Bill text: Common interest developments: associations
Status: In Senate, awaiting referral to policy committee.
AB 1903 (Wicks) – construction defect
CAI-CLAC Position: OPPOSE
This bill makes significant amendments to California’s Construction Defect law, transferring much of the risk homeowners now face from defects from the builder to the owner. The bill makes litigation by an association nearly impossible, requiring a 70% approval by owners in the HOA before litigation can be filed.
Bill text: Bill Text – AB-1903 Construction defects.
Status: In Senate, awaiting referral to policy committee.
AB 2035 (Dixon) – Common interest developments: declarations: amendments
CAI-CLAC Position: NEUTRAL
This bill amends the Davis-Stirling Act by modifying the court approval process for amending declarations in common interest developments. For qualifying senior citizen housing developments, it lowers the threshold for court-approved amendments from more than 50% of member votes to more than 37%, provided specific conditions are met. Those conditions include that the declaration has not been amended in at least 35 years
Bill text: Common interest developments: reserve accounts
Status: Referred to the Senate Housing and Judiciary Committees.
AB 2050 (Caloza) – Common interest developments: reserves accounts
CAI-CLAC Position: SUPPORT
The bill, beginning January 1, 2032, would update reserve study requirements for homeowner’s associations by requiring the study to identify the minimum annual reserve contribution needed to ensure the association reserve balance does not fall below zero over the next 30 years. Associations would be required to fund reserves at least at that minimum contribution level each year. If doing so would exceed statutory limits on assessment increases, the association must instead levy a reserve special assessment. That assessment must be structured so the association can return to funding reserves at the required minimum level, without needing additional special assessments within nine fiscal years.
Bill text: Common interest developments: reserve accounts
Status: Referred to the Senate Housing and Judiciary Committees.
AB 2439 (Rubio) – Governing documents: assessments
CAI-CLAC Position: OPPOSE
This bill would require an association to notify every member by certified return receipt mail when a change of a person authorized to receive payment of assessments happens. The bill adds civil penalties of $1,000 and the forfeiture of fees and costs paid by the owner if a violation occurs.
Bill text: Bill Text – AB-2439 Common Interest Developments: governing documents: assessments.
Status: Referred to the Senate Housing and Judiciary Committees.
AB 2579 (Petrie-Norris) – Common interest developments: discipline
CAI-CLAC Position: SUPPORT
This bill seeks to address some of the concerns created by AB 130 (2025), that capped Association fines at $100 and provided an opportunity to cure. AB 2579 adds to the list of exemptions to the fine cap a number of violations that threaten the health and well being of homeowners. The bill also clarifies the cure exemption.
Bill text: Bill Text – AB-2579 Common interest developments: discipline.
Status: Moved to the Assembly Inactive File.
AB 2692 (Irwin) – Reinstatement of terminated declarations: County of Los Angeles
This bill establishes a process for the reinstatement of expired documents for associations in Los Angeles County. The bill sunsets on January 1, 2028.
Status: Referred to the Senate Housing and Judiciary Committees.
SENATE LEGISLATION
SB 222 (Wiener) – Residential heat pump systems: water heaters and HVAC: installations
CAI-CLAC Position: OPPOSE
This bill would make any provision of the governing documents, architectural guidelines, or policies void and unenforceable if the provision prevents the replacement of a fuel-gas-burning appliance with an electric appliance. The bill would also make any covenant, restriction, or condition contained in any, among other specified agreements, deed, and any provision of a governing document, that effectively prohibits or restricts the installation or use of a residential heat pump water heater or heat pump HVAC system, void and unenforceable.
Bill text: Residential heat pump systems: water heaters and HVAC: installations
Status: Referred to the Assembly Housing and Community Development Committee
SB 908 (Wiener) – Residential windows: California Energy Code compliance
This bill would prohibit governing documents from limiting or prohibiting the owner of a separate interest within a common interest development from replacing existing residential windows with California Energy Code compliant windows.
Bill text: Bill Text – SB-908 Residential windows: retrofitting: California Energy Code compliance.
Status: In Assembly, awaiting referral to policy committee.
SB 1007 (Menjivar) – Common interest developments: annual reports: discipline
CAI-CLAC Position: OPPOSE UNLESS AMENDED
This bill requires HOA annual budget reports to include a clear, high-level breakdown of what regular assessments fund and to disclose management company compensation. It prohibits associations from increasing or imposing regular assessments without providing this information and requires member approval to impose a regular assessment increase that is 8% more than the prior year’s assessment. The bill also enhances due process protections by requiring associations to provide members with any physical evidence supporting an alleged rules violation at least five business days before a disciplinary hearing when a monetary penalty is being considered.
Bill text: Common interest developments: annual reports: discipline
Status: In Assembly, awaiting referral to policy committee.
SB 1238 (Wahab) – Common Interest Developments: management
CAI-CLAC Position: OPPOSE
This bill would revise the definition of agent to include a person or company that facilitates activities pursuant to specified provisions of the Davis Stirling Act and provides that the agent owes a duty of care that is prudent and provides the highest good faith effort to the board of a homeowner’s association and its members.
This bill would revise the definition management services to specify it means acts performed or offered to be performed by an agent, as defined above, in an advisory capacity for an association, as prescribed.
This bill would revise the definition of professional association for common interest development managers to specify it means an organization with at least 200 members or certificants who are common interest development managers in California.
This bill would require the owner to provide additional information to a prospective purchaser, including, among other things, a separate disclosure regarding exterior elements and units requiring imminent repairs.
This bill would prohibit the board from expending reserve funds for other litigation, legal services, or to threatened litigation involving any real property owner of record or relative of the real property owner of record that is a member of the homeowner’s association. The bill would make various other related and conforming changes to these provisions.
Bill text: Bill Text – SB-1238 Common interest developments: management.
Status: Referred to the Assembly Housing and Community Development Committee
Several policy issues continue to be discussed in the Capitol. Here’s how YOU can help ….
STEP 1:
We need your voice. Have you seen firsthand how AB 130 affects your community? Your input will help us bring real experiences to the table when we advocate for change in the next legislative session. Share your story and submit your comments on the Current Campaigns Page.
STEP 2:
Connect with your local elected officials. Speaking with your local legislator helps CAI-CLAC to solidify the message we carry in Sacramento.
Let your representatives know that AB 130 threatens to leave boards and homeowners powerless to address ongoing or repeat violations. The result? Communities may struggle to maintain the standards and harmony that make them the preferred place to call home.
Learn how to locate and communicate with your legislators here.
We will continue to update this page as bills make their way through the legislature. Please continue to check back.
Last Updated on 6/1/2026
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