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Renewal season is close. Between make-readies, deposit refunds, and rent increase math, 2026 brings new rules on required appliances, electronic deposit returns, and court pauses during Social Security payment interruptions.
Miss one step and you face disputes, delays, and lost rent. Get it right and you keep cash flow steady, residents satisfied, and your calendar clear of court dates.
This guide shows what changes on January 1, 2026, which properties are covered, and the exact updates to make in your leases, workflows, and notices, so you roll into renewals prepared.
Who Is Covered and What Changes When
These rules apply statewide to most covered rentals and become operative when you enter into, renew, or amend a lease on or after January 1, 2026.
If you own a rental in Fair Oaks, you are in unincorporated Sacramento County. City rent programs do not apply, but the County’s Rental Housing Inspection Program does. Confirm any AB 1482 exemptions, then align renewals, deposits, and notices to the 2026 requirements.
Stoves and Fridges Now Required (AB 628)
Starting January 1, 2026, any new, renewed, or amended lease must include a working stove and a working refrigerator. These appliances are now part of the state’s habitability standard. If an appliance is under an official recall, repair or replace it within 30 days of notice.
A tenant may provide and maintain their own refrigerator only if both sides agree at lease signing. Plan inventory and install before renewals.
Security Deposits Go Digital (AB 414)
If a tenant paid the security deposit or any rent electronically, you must return the deposit electronically unless both parties agree in writing to a different method. You may email the itemized statement if the tenant agrees.
For roommates, the default is a single refund payable to all adult tenants, unless you have a signed allocation that spells out who receives what and how funds are delivered. The 21-day return clock still applies. Update move-out checklists and collect payout details early.
Evictions Paused During Social Security Benefit Gaps (AB 246)
From January 1, 2026, through January 20, 2029, if the California Department of Justice declares a Social Security benefit interruption caused by federal action or inaction, courts pause nonpayment eviction cases. The pause lasts for the length of the interruption, up to six months.
After benefits restart, tenants have 14 days to pay all past due rent or enter a payment plan. Train staff to request documentation, use the required notices, and calendar follow-ups. This protection applies only during an official interruption.
Rent Caps and Just Cause Continue (AB 1482)
Most covered rentals remain limited to the lower of 5 percent plus inflation or 10 percent over any 12-month period. Just cause rules still apply once the tenant has been in place long enough, so you need a valid reason to end the tenancy.
These statewide protections currently run through January 1, 2030. For increases effective on or after August 1, use the April-to-April CPI method set in statute. If no local CPI is listed for your area, use the California CPI and document your math.
What to Do Now
Refresh leases to include appliance obligations and electronic refunds. Audit every unit’s stove and fridge and budget replacements. Modernize move-out timelines, statements, and payment rails.
Train staff on AB 246 documentation and required notices. Recheck the rent increase math against the April-to-April CPI and update all notice templates: track renewals, installs, and deposit returns on a single dashboard.
FAQ
Do I need to replace old but working appliances?
No. Functionality is the standard. Replace within 30 days only if the appliance is under recall, and keep appliances in good working order.
Can tenants provide their own refrigerator?
Yes, but only if both sides agree at lease signing. Otherwise, you provide and maintain it under covered leases.
Do deposits still come back in 21 days?
Yes. The timeline is unchanged. If the rent or the deposit was paid electronically, return the deposit electronically unless both sides agree in writing to another method.
Turn 2026 Compliance Into Your Edge
The rules are clear. Provide working stoves and fridges, return deposits electronically when paid that way. Pause nonpayment cases during an official Social Security gap, and keep increases within 5 percent plus CPI with a 10 percent ceiling. Build these into checklists, timelines, and notices to cut risk, speed turns, and protect cash flow.
Partner with JTS Property Management for a fast Compliance Sprint that includes a 10-point audit, updated templates, AB 246 scripts, a CPI calculator, and an install plan for appliances. Book your free compliance pulse check today!
Additional Resources
2025 Leasing Compliance for Sacramento County Landlords: AB 2747 & SB 611 Explained
How to Deal with Squatters Legally and Safely in Fair Oaks, CA
