2026-2027 Legislation Session
Selected New and Pending Legislation
SB 1007 (Manjivar) is Dead
This bill would have limited regular assessment increases to 8% per fiscal year
- While this bill passed the California Senate by a very narrow margin, it faced heavy opposition
from community association advocates who argued it would restrict necessary funding for
community maintenance and emergency reserves - This bill was ultimately pulled from its first scheduled Assembly hearing at the request of the
author on June 24, 2026, missing key deadlines before the 2026-2027 legislative session adjourned
AB 1184 (Patterson)
Amended in Senate August 19, 2026
Amends the Davis-Stirling Act to adjust how associations conduct meetings and communicate with members, aiming to enhance accountability and openness in governance and operations
- Prohibits a majority of directors from using a series of communications to deliberate or act on any item of business outside of a meeting, except in an emergency
- Discussions regarding ongoing litigation shall have the case name, case number, and name of the court included as part of the executive session meeting minutes
- If open session meetings of the board are electronically recorded using audio, or audio and video, the recordings shall be considered a record of the association and shall be made available to members on the same basis as written meeting minutes
AB 1684 (Ward)
Enrolled August 24, 2026
Makes void and unenforceable any association governing document provision that prohibits or restricts the installation, upgrade, replacement, or use of a cooling system that complies with all applicable state and local building codes
- A “cooling system” includes a portable air-conditioning unit, a window air-conditioning unit, a swamp cooler or any evaporative cooler, a cooling fan system, a heat pump, or any other technology that reasonably creates an internal temperature cooling benefit
- Limits the ability of an association to impose requirements on cooling systems installed and used in separate interests
- Requires an owner installing a cooling system in an exclusive use common area to be liable for damage, use a licensed contractor, and provide a disclosure to prospective buyers
AB 1892 (Davies)
Approved by the Governor August 31, 2026
Revises certain election requirements
- Reduces the nomination period for election by acclamation from 90 days to 30 days
- Reduces the nomination reminder notice period for election by acclamation from between 7 and 30 days before the nomination deadline to not less than 10 days before the nomination deadline
- Contains cleanup language regarding the notice to be provided to owners who vote by electronic ballot 30 days before an election
AB 2050 (Caloza)
Enrolled August 30, 2026
Updates reserve study requirements for 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
- Requires an association to transfer a minimum of 15% of its operating budget to its reserves fund if the reserves fund is projected to fall below zero at any point over the 30-year projection of the reserve study
- Requires an association to levy a reserve special assessment equal to 5% of the operating budget, or to have the owners vote on a reserve funding special assessment, to meet minimum reserve contribution levels
AB 2439 (Rubio)
Enrolled September 2, 2026
Requires an association to notify every member by certified return receipt mail when a change of a person authorized to receive payment of assessments happens
- Adds civil penalties of $1,000 and the forfeiture of fees and costs paid by the owner if a violation occurs
AB 2692 (Irwin)
Signed by Governor August 24, 2026
Establishes a process for the reinstatement of expired declarations of covenants, conditions, and restrictions for associations in Los Angeles County subject to certain procedural requirements
- Intended to prevent displacement and promote the rebuilding of common interest developments that were damaged or destroyed as a result of the 2025 Palisades and Eaton Fires
- Sunsets on January 1, 2028
SB 222 (Wiener)
Enrolled August 27, 2026
Makes any provision of an association’s governing documents void and unenforceable if the provision prevents the replacement of a fuel-gas-burning appliance with an electric appliance that complies with all applicable state and local building codes
- Generally allows an owner to install, upgrade, replace, or use a residential heat pump water heater or heat pump HVAC system in the owner’s separate interest
- Limits the ability of an association to impose requirements on residential heat pump water heaters or heat pump HVAC systems installed and used in separate interests
- Requires an owner installing a residential heat pump water heater or heat pump HVAC system in an exclusive use common area to be liable for damage
SB 908 (Wiener)
Enrolled August 28, 2026
Prohibits an association’s governing documents from limiting or prohibiting the owner of a separate interest from replacing existing residential windows with California Energy Code compliant windows
- Allows an association to impose reasonable installationrestrictions on a residential window replacement project
- Allows an association to impose reasonable aestheticrestrictions on a residential window replacement project in a building with more than 20 units that does not include townhomes
- If an association’s governing documents do not place reasonable restrictions on a residential window replacement project, the association may not subject the project to design review or any other form of approval
SB 1238 (Wahab)
Enrolled August 30, 2026
Amends provisions of the Davis-Stirling Act relating to escrow documents, records inspection, and managing agent duties
- Requires an association to provide escrow documents as soon as practicable
- Includes the master insurance policy and information about exterior elevated elements to the escrow document list contained in Cal. Civ. Code 4525
- Includes reserve studies and statements of fees charged by the managing agent in the list of records owners can inspect and copy under Cal. Civ. Code 5200
- Provides that any managing agent –including its employees –that facilitates activities pursuant to Cal. Civ. Code 5300, 5310, and 5500 (or certain other activities authorized by the board), owes a duty of care that is prudent and provides the highest good faith effort to the association and its members
SB 1267 (Allen)
Enrolled August 27, 2026
Provide an association with civil liability protection for injuries and damages emanating from an electric vehicle charging station or its use that the association does not own, except in the case of gross negligence by the association
- Makes the owner and each successive owner responsible for the costs for damage resulting from the use of their electric vehicle charging station
- Requires the installer of an electric vehicle charging station to indemnify or reimburse the association or its members for loss or damage caused by the installation of the electric vehicle charging station
Privacy and Data Protection
Membership Lists
CAL. CIV. CODE 5200(a)(9)
Membership lists, including name, property address, mailing address, email address, as collected by the association in accordance with Section 4041 where applicable, but not including information for members who have opted out pursuant to Section 5220
CAL. CIV. CODE 5220
A member of the association may opt out of the sharing of that member’s name, property address, email address, and mailing address by notifying the association in writing that the member prefers to be contacted via the alternative process described in subdivision (c) of Section 8330 of the Corporations Code. This opt-out shall remain in effect until changed by the member.
CAL. CIV. CODE 5225
A member requesting the membership list shall state the purpose for which the list is requested which purpose shall be reasonably related to the requester’s interest as a member. If the association reasonably believes that the information in the list will be used for another purpose, it may deny the member access to the list. If the request is denied, in any subsequent action brought by the member under Section 5235, the association shall have the burden to prove that the member would have allowed use of the information for purposes unrelated to the member’s interest as a member.
Other Association Records
CAL. CIV. CODE 5215(a)(1)-(5):
An association may withhold or redact information from its records if any of the following are true:
- The release of the information is reasonably likely to lead to identity theft –“identity theft” means the unauthorized use of another person’s personal identifying information to obtain credit, goods, services, money, or property
- The release of the information is reasonably likely to lead to fraud in connection with the association
- The information is privileged under law
- The release of the information is reasonably likely to compromise the privacy of an individual member of the association
- The information contains any of the following:
A.Records of goods or services provided a la carte to individual members of the association for which the association received monetary consideration other than assessments
B.Records of disciplinary actions, collection activities, or payment plans of members other than the member requesting the records
C.Any person’s personal identification information
D.Minutes and other information from executive sessions of the board, except for executed contracts not otherwise privileged –privileged contracts do not include contracts for maintenance, management, or legal services
E.Personnel records other than the payroll records required to be provided under subdivision (b).
F.Interior architectural plans, including security features, for individual homes.
CAL. CIV. CODE 5215(b)
Except as provided by the attorney-client privilege, the association may not withhold or redact information concerning the compensation paid to employees, vendors, or contractors. Compensation information for individual employees shall be set forth by job classification or title, not by the employee’s name, social security number, or other personal information.
Surveillance Cameras
- Cameras don’t really provide “security”
- Adopt a policy to confirm who can access footage and how long footage is retained
- Cameras should be positioned to avoid capturing images of places where persons have a reasonable expectation of privacy –i.e., inside residences and enclosed exclusive use common areas or yards
- There should be no audio recording
- Posting notice in the common area that cameras are in use is a simple but important step
Automated License Plate Readers
- No general expectation of privacy on roadways or common area streets
- However, ALPRs pose concerns and downsides:
- Surveillance and tracking
- Privacy infringements
- Data misuse and abuse
- Cybersecurity vulnerabilities
- The law requires ALPR users to:
- Implement reasonable security measures to protect the data (Cal. Civ. Code 1798.90.51);
- Adopt a written usage and privacy policy describing how and why they use the data (Cal. Civ. Code 1798.90.53); and
- Make that policy publicly available, including posting the policy on the association’s website if it has a website
- An association can be fined $2,500 per violation if it fails to implement and publish an ALPR policy (Cal. Civ. Code 1798.90.5)
Intercom and Access Systems
Smart intercom and access systems –such as ButterflyMX –raise privacy concerns at building entryways:
- Data collection
- Tracking and logging entries, guests, and deliveries
- Sharing of personal information with third parties
- Data handling practices
- Ability of residents to opt-out of system
DATA SECURITY STANDARDS
European-grade data protection – Stronger data protection. Greater trust for our communities.
Through our partnership with Odevo, we follow European data-security and privacy standards designed to protect personal information throughout its full lifecycle.
- GDPR (General Data Protection Regulation): Europe’s core data-protection framework requires organizations to collect only necessary data, use it for clear and lawful purposes, secure it appropriately and respect individuals’ rights over their information.
- Privacy and security by design: European standards require data protection to be built into systems and processes from the beginning, not added only after an issue arises.
- Clear accountability: Organizations must be able to demonstrate how data is protected, who can access it, and how security risks are monitored and managed.
- Stricter incident response: Certain personal-data breaches must be reported to regulators within 72 hours, helping ensure issues are identified, contained, and communicated promptly.
- How this differs from the US: US privacy rules are often fragmented by state or industry, while European standards provide a more consistent, comprehensive framework across sectors and place stronger emphasis on individual privacy rights.
- Benefit for community partners: These standards help safeguard homeowner and Board Member information; reduce the risk of misuse or unauthorized access; support transparent data practices; and strengthen trust in our services.
CYBERSECURITY & TECHNOLOGY
How PMP Management protects association, homeowner & company information
SECURE CLOUD INFRASTRUCTURE
- Microsoft 365 & Azure cloud infrastructure
- Enterprise-level protection & reliable access
- Role-based access controls for all data
- Secure cloud storage for all company and client data
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EMAIL & PHISHING PROTECTION
- Office 365 scans for phishing & malware
- Suspicious emails reported to IT immediately
- Phishing-awareness training for all employees
- Ongoing campaigns keep staff current on threats
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ACCESS CONTROLS
- Multi-factor authentication (MFA) required
- Role-based permissions limit access by job function
- Secure remote access practices enforced
- Sensitive data restricted to authorized personnel
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HOA MANAGEMENT PLATFORM
- Vantaca —SOC 2-compliant HOA platform
- Manages financials, service requests & records
- Real-time board visibility into operations
- Vantaca & HOAi safeguard homeowner data
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THREAT DETECTION & RESPONSE
- SentinelOne Managed Detection & Response (MDR)
- Endpoint protection on all company computers
- Antivirus installed and updated regularly
- Office 365 monitoring detects & mitigates threats
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SECURE PAYMENT PROCESSING
- Western Alliance Bank —FDIC-insured
- Secure online & automatic payment options
- Clear, accessible payment history
- Industry-standard financial controls
Incident response, community benefits & our security commitment
INCIDENT RESPONSE & CONTINUOUS IMPROVEMENT
- Suspected or confirmed incidents reported to IT immediately
- IT follows established procedures to contain, investigate & remediate threats
- Regular security audits identify and address potential vulnerabilities
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WHO BENEFITS FROM PMP TECHNOLOGY?
BOARD MEMBERS
- Visibility into financials
- Service request tracking
- Transparent association records
HOMEOWNERS
- Secure online & auto payments
- Easy account history access
- Reliable communication channels
MANAGEMENT TEAMS
- Vantaca & HOAi streamline workflows
- Organized records & requests
- Efficient, data-driven operations
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THE BOTTOM LINE
PMP combines secure cloud infrastructure, access controls, active threat monitoring, employee awareness, and purpose-built HOA technology to safeguard information and support better community management.
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Important note: Cybersecurity risk can never be eliminated entirely. PMP’s approach is to reduce risk through layered safeguards, secure platforms, monitoring, training, access controls, and defined response procedures.