California HOA Legislative Update June 11 2026

California Communities  |  CACM Bill Tracking Report — June 11, 2026

I track California HOA legislation every week so your board doesn't have to. 

Several bills impacting HOA management are moving through the Senate this week with key hearings today and next week.

High Priority Bills

AB 2050 (Caloza, D) — Reserve Accounts: Minimum Funding Mandate

Status: In Senate HOUSING · Hearing June 16, 2026 · CAI Sponsored

Beginning January 1, 2032, this bill requires HOA reserve studies to calculate a minimum reserve contribution level that prevents the projected reserve balance from falling below zero over the following 30 years. Associations must fund reserves at least at that minimum level annually. This is a CAI-sponsored bill that addresses the chronic underfunding crisis affecting California HOAs.

This is the reserve funding bill. If it passes, underfunding reserves will no longer be optional. Start the conversation with your board about your current reserve adequacy now — before this becomes law in 2032.

AB 1892 (Davies, R) — HOA Utility Service Interruption Repairs

Status: In Senate HOUSING · Hearing June 16, 2026 · CAI Sponsored · Amended June 8

This CAI-sponsored bill clarifies that an association is responsible for repairs to restore interrupted gas, heat, water, or electrical services when the interruption begins in the common area. The current law's language "even if the matter extends into another area" has caused disputes. The bill replaces it with the cleaner "when an interruption of service begins in the common area."

If passed, this clarifies your association's repair responsibility for utility interruptions. Review your CC&Rs for any conflicting language.

AB 1903 (Wicks, D) — Construction Defects: Certified Building Process

Status: In Senate JUDICIARY · Hearing June 23, 2026 · CBIA Sponsored

Sponsored by the California Building Industry Association, this bill would create a "certified building" process for condos and townhomes built after January 1, 2027. Builders could self-certify through private inspection, then control the post-construction claims process. If a homeowner refuses or delays a builder's repair offer by more than 7 days, the builder is deemed to have received a full release. CACM and CAI strongly oppose — this rewrites construction defect law to require actual damage, allows a one-sided builder certification process to shield builders from liability, eliminates investigative cost recovery, and bars extrapolation of defects.

This bill directly affects SB 800 rights for communities built after January 2027. If your community is in a new development, monitor this closely and contact your industry representatives.

SB 1007 (Menjivar, D) — Annual Reports: Management Fee Disclosure

Status: In Assembly HOUSING · Working on amendments

This bill would require the annual budget report to include a comparison of anticipated versus actual expenditures and a statement regarding management company compensation. CACM opposes in its current form and is working on amendments — the current version proposes a 20% fee cap, with CACM negotiating 10% with a 7% carve-out for insurance, reserves, and state/local mandates. DRE amendments would move management fee disclosure to the "association records" section instead.

If this passes with fee disclosure requirements, your board will need to add management compensation detail to annual budget reports. Watch for amendments in committee.

AB 1184 (Patterson, R) — Emergency Rule Change Notice Requirements

Status: In Senate HOUSING · Hearing June 10, 2026 · NEUTRAL (CAR opposed)

This bill requires that general notice for an emergency rule change include the text of the rule change, a description of its purpose and effect, and the date when the rule change will expire. Boards currently can make emergency rule changes with limited notice — this adds transparency requirements.

If you use emergency rule change authority, update your notice templates to include the required content if this passes.

SB 1238 (Wahab, D) — HOA Management: Agent Definition

Status: In Assembly HOUSING · Hearing June 24

This bill revises the definition of "agent" under Davis-Stirling to include a person or company that facilitates activities under the act. The original version included a duty of care to all homeowners — CACM successfully negotiated removal of that provision. CAI still opposes the duty of care to homeowners language. Committee amendments are pending.

If the final version imposes a duty of care to homeowners on management companies, this changes the management liability landscape significantly.

AB 2439 (Rubio, D) — Assessment Payment Application Rules

Status: In Senate HOUSING · Will be amended

In its current form, this bill prohibits governing documents from imposing restrictions on a member's use of public roads. However, it will be amended to address Section 5655 assessment payment application rules — requiring payments to be applied to assessments first before fees, costs, attorney's fees, late charges, or interest. The amended version also adds notice requirements when the person authorized to receive assessment payments changes.

Watch for amendments. The assessment payment application rules in the amended version could affect your collections procedures.

Watch List — Bills to Monitor

AB 739 (Jackson, D) — Managing Agent Fee Review

Status: In Senate HOUSING & JUDICIARY · Hearings June 10 & 16 · NEUTRAL with latest amendments

Requires boards to review, on an annual basis, fees charged by the managing agent. Current law only requires review of financial documents monthly. With the latest amendments, CACM is neutral on this bill.

If passed, add annual management fee review to your board calendar as a required agenda item.

AB 956 (Quirk-Silva, D) — ADUs in Common Interest Developments

Status: In Senate HOUSING · Hearing June 10 · Amended May 27

Expands the prohibition on unenforceable covenants restricting ADU construction from planned developments to all common interest developments. Would allow additional ADUs on lots within HOA communities. Open question: whether ADU residents would be required to pay their share of assessments for common area use.

Review your CC&Rs for any ADU restrictions. Boards may need to update governing documents to comply if this passes.

AB 1684 (Ward, D) — Cooling Systems in HOAs

Status: In Senate HOUSING · Hearing June 16 · CAI opposed, working on amendments

Would void any governing document provision that prohibits or restricts the installation, upgrade, or use of a cooling system that complies with state and local building codes. CAI is opposed and working on amendments that borrow reasonable restriction language from the solar bill. Portable AC units, window units, swamp coolers, heat pumps, and any cooling technology are covered.

Review your architectural guidelines for cooling system restrictions. If this passes without amendments, blanket restrictions will be unenforceable.

AB 2035 (Dixon, R) — Declaration Amendments: Senior Communities

Status: In Senate HOUSING · Hearing June 10 · Laguna Woods sponsored

Lowers the threshold for court-approved CC&R amendments in senior citizen housing developments from 50% to 37% of members, when the declaration hasn't been amended in at least 35 years.

Relevant for senior HOA communities with outdated governing documents that haven't been amended in decades.

AB 2692 (Irwin, D) — Reinstatement of Terminated Declarations (LA County)

Status: In Senate HOUSING · Hearing June 10 · LA County only, expires Jan 1, 2028

Establishes a process for reinstating a declaration that has been terminated by the expiration of its initial term. Applies only to Los Angeles County and expires January 1, 2028. Requires approval by the percentage of members specified in the declaration, or a majority if not specified.

SB 1267 (Allen, D) — EV Charging Station Liability Protection

Status: In Assembly HOUSING · Hearing June 10

States legislative intent to provide associations that comply with EV charging requirements civil liability protection for injuries and damages from an EV charging station the association does not own.

If your association is approving owner-installed EV charging stations in common areas, this bill would protect you from liability for stations you don't own.

SB 1139 (Laird, D) — Nonfunctional Turf Enforcement

Status: In Assembly Water, Parks and Wildlife · Hearing June 16

Extends enforcement authority for nonfunctional turf irrigation prohibitions to the Monterey Peninsula Water Management District. HOAs on the Monterey Peninsula with nonfunctional turf would face civil liability or penalties under locally adopted ordinances.

AB 1827 (Chen, R) — Small Claims Court: Limit Increase to $15,000

Status: In Senate JUDICIARY · Hearing June 30

Increases small claims court jurisdiction from $12,500 to $15,000 for natural persons. This affects HOA assessment collection and enforcement actions that boards pursue in small claims court.

If passed, boards can recover more assessment debt and fees in small claims without needing an attorney.

Dead Bills — No Longer Active

AB 2579 (Petrie-Norris, D) — CID Discipline / Fine Cap Exceptions

Failed May 28, 2026 · Moved to inactive file · CACM SUPPORTED · Will revisit next year

Would have required DRE to develop a list of violations for which an association could impose fines above the $100 AB 130 cap. This was a CACM-supported bill that would have provided relief from the $100 fine cap for serious violations. It moved to the inactive file and will be reintroduced in the next session.

Takeaway: The $100 fine cap under AB 130 remains in full effect. Boards cannot exceed $100 per violation unless a health or safety exception is documented in an open meeting.

AB 1695 (Ortega, D) — Smoke Free Subsidized Multi-Unit Housing · Failed April 30

AB 1819 (Sanchez, R) — AEDs in Senior Structures · Failed May 14

AB 1953 (Lowenthal, D) — Short-Term Rentals During Emergencies · Failed April 30

Key Hearing Dates This Week & Next

Yesterday, June 10: AB 739, AB 956, AB 1184, AB 2035, AB 2692, SB 1267, SB 722 — Senate Housing Committee, State Capitol Room 112, 1:30 PM

Today, June 11: AB 1803, SB 722 — Senate Labor & Assembly Housing, 9:30 AM

June 16: AB 1684, AB 1892, AB 2050, AB 2127, AB 2439, SB 1238 — Senate Housing, 1021 O Street Room 1200

June 23: AB 1903 — Senate Judiciary, 1021 O Street Room 2100, 9:30 AM

June 24: SB 1238 — Assembly Housing, State Capitol Room 447, 9 AM

June 30: AB 649, AB 1827 — Senate Judiciary, 1021 O Street Room 2100, 9:30 AM

Questions About How These Bills Affect Your Community?

I'm happy to walk your board through any of these updates and what they mean for your specific association. Book a free consultation.

Book a Free Consultation →

Or reply directly — info@californiacommunities.biz

California Communities  |  PCAM/MCAM/CAMEx Certified HOA Management

californiacommunities.biz  |  Alameda · Oakland · San Francisco · Silicon Valley