As we welcome the new year, there are several new legislative updates impacting California homeowner associations that we would like to make you aware of. Below is an overview of each of the legislative updates taking effect in January 2026 (unless another effective date is referenced below).

Assembly Bill 130 – Limitations on Association Non-Compliance Fines
This new legislation pertains to both condominium communities and planned developments (single-family home communities).

Assembly Bill 130 (AB 130) took effect on June 30, 2025, amending Civil Code 5850 and 5855, limiting the amount an association may fine an owner to $100.00 per violation, unless it is determined that the violation constitutes a health and safety issue related to the association’s common area or an owner’s property.

As part of due process, Civil Code’s 5850 and 5855 already required proper homeowner notice and an official hearing whereby the owner has the opportunity to meet with the Board before any fines or penalties can be levied against the owner, and AB 130 does not change this requirement. AB 130 does, however, now mandate that the owner be given an opportunity to cure the violation in advance of being called to a hearing, and that all enforcement actions against the owner cease during the cure period. If the owner cures the violation or provides a financial commitment to cure the violation, then no fines may be levied.

Additionally, if an agreement is reached with the owner at a hearing, the Board (via PMP) is required to draft a written resolution detailing the terms of the agreement, which must then be signed by both the association and the owner. Hearing results are now due within 14 calendar days following the hearing (it used to be 15 calendar days). If no agreement can be reached, the owner has the right to request an official Internal Dispute Resolution (IDR) with the Board.

If your association has not already, we recommend that you consult with your association’s attorney and have them review and revise your existing rules, regulations, and enforcement policies to ensure compliance. These updated rules should clearly outline what constitutes a health and safety issue impacting common areas or an owner’s lot to avoid confusion and ambiguity, and ensure equitable enforcement practices.

Senate Bill 770 – Electric Vehicle Charging Stations and Insurance
This new legislation pertains to condominium communities and planned developments (single-family home communities).

Civil Code Section 4547 imposed several requirements for the installation and use of electric vehicle charging stations installed in association common areas or exclusive use common areas (for example: their exclusive use parking space), including that the owner must provide a certificate of insurance naming the association as additionally insured within 14 days of approval. Senate Bill 770 (SB 770) removes the requirement to name the association as additionally insured. That said, SB 770 still requires the owner who installs and operates the electric vehicle station to maintain liability insurance coverage and provide the association a certificate of insurance within 14 days of approval.

We recommend updating your association’s rules and regulations to comply with SB 770. Additionally, because SB 770 could potentially shift some of the risk of damage or injury caused by the electric vehicle charger from the owner to the association, we recommend consulting with the association’s insurance broker regarding whether additional insurance coverage is necessary to protect the association in case of damage or injuries resulting from an owner’s vehicle charging station.

Senate Bill 625 – Reconstruction After a Disaster
This new legislation pertains to planned developments (single-family home communities).

Civil Code Section 4765 already requires all associations to provide fair, reasonable, and expeditious procedures for architectural improvement reviews, but as a result of the 2025 fires that destroyed several California communities, Senate Bill 625 (SB 625) adds Sections 4752 and 4766 to the Davis Stirling Act, which: 1) Prohibits the enforcement of any rule that would prevent a substantially similar reconstruction of a residential structure destroyed or damaged in a government declared disaster, and 2) Requires association’s to provide a streamlined architectural review and approval process, which shall include a 15-day response deadline to deem the application complete or incomplete, and a 30-day response deadline from when the application is deemed complete to the association’s review and render a decision. Denials must be in writing and include comments regarding why the application was denied and requests for any revisions.

It is important to note that any owner who sues the association for violating SB 625 and prevails will be due reasonable attorney’s fees from the association, but the association is not entitled to its attorney’s fees if it prevails.

SB 625’s requirements for a streamlined architectural review process following a government-declared disaster will void any conflicting language in your association’s CC&Rs, architectural guidelines, or architectural review process. We recommend updating your current architectural guidelines and review process to ensure compliance with AB 625. You may also consider a spot amendment to your association’s CC&Rs if they contain conflicting language or deadlines, which would be handled by your association’s legal counsel.

Senate Bill 547– One-Year Ban on Canceling Insurance Policies Following Wildfires
This new legislation pertains to condominium communities and common areas in planned developments (single-family home communities).

As a result of the California fires, there has been an insurance affordability and availability crisis. Senate Bill 547 (SB 547) amends the Insurance Code 675.55, prohibiting carriers from canceling or not renewing commercial property insurance policies for one full year following a fire (must be a declared state of emergency) simply because the insured structure(s) are within an area where a wildfire has occurred. This would apply to association common areas, condominium associations, and multifamily dwelling units with greater than five units.

Assembly Bill 1154 – Junior Accessory Dwelling Unit Zoning
This legislation pertains to planned developments (single-family home communities).

AB 1154 amends Government Code Section 66333, which previously required that the owner occupy the single-family residence where the JADU was located. That is no longer required in certain situations, except for when the JADU shares sanitation facilities with the existing structure, in which case it must still be owner-occupied. AB 1154 also now requires that all JADU leases be 30 days or longer.

We recommend updating your association’s rules & regulations related to JADUs to relax the owner-occupied requirement, unless the JADU shares sanitation facilities with the main home, and require that all JADU leases be for 30+ day terms.

Senate Bill 410 – Balcony Inspection Cover Page
This new legislation pertains to condominium communities with elevated balconies or walkways.

In 2020, Senate Bill 326 (SB 326), more commonly known as “The Balcony Bill,” was passed, requiring condominium associations to conduct mandatory inspections of exterior elevated elements, such as decks, balconies, and walkways. The intent of these inspections is to confirm that these elevated elements are in a generally safe condition and performing in accordance with applicable standards.

Senate Bill 410 (SB 410) now classifies this inspection report as an official “association record” subject to inspection by owners pursuant to Civil Code 5200 and increases an association’s disclosure obligations. More specifically, AB 410 amends Civil Code 4252, requiring these reports to be included in the list of documents a seller is required to provide to prospective buyers during the escrow process, and amends Civil Code 4528, requiring that these reports be within the statutory form for disclosing charges for documents produced in escrow. SB 410 also amends Civil Code 5551, mandating that the balcony inspectors’ report include the date of inspection, the total number of units in the association, a certification that the inspector conducted a visual inspection and evaluated a “significant sample” of the balconies, and the number of units with safety threats.

PMP has updated our list of documents owners are entitled to under Civil Code 5200 to include this report, and we have added this report to our escrow document production and disclosure requirements to satisfy Civil Code 4525 & Civil Code 4528.

Should you have any questions regarding any of the above-mentioned 2026 legislative updates or should you have questions regarding existing laws impacting California homeowner associations, please email our Dr. HOA Board Member Education Team at DrHOA@pmpmanage.com.