Quick Answer
AB 1154 is a California law signed on October 10, 2025 (Chapter 507, Statutes of 2025) that took effect January 1, 2026. It changes state rules for junior accessory dwelling units (JADUs), including removing the owner-occupancy requirement for JADUs that have their own sanitation facilities and requiring that JADU rentals be longer than 30 days. It changes the ADU rules cities and counties apply. We did not find that it amends the Davis-Stirling Act itself, but it will shape how owners argue about HOA limits on JADUs.
What Is a JADU?
A junior accessory dwelling unit is a small living unit, generally up to 500 square feet, created within an existing single-family home. It differs from a standard accessory dwelling unit (ADU), which is usually a separate or attached unit. AB 1154 aims to unify the rules for small ADUs and JADUs, which previously differed.
What AB 1154 Changes
- Owner-occupancy. Removes the requirement that the owner live on the property for a JADU that has its own sanitation facilities, according to law firm summaries.
- Rental term. Requires local agencies to require that JADU rentals be longer than 30 days, which means short-term rentals of a JADU can be restricted.
- Effective date. The bill is non-urgency legislation that took effect January 1, 2026.
Read the <a href="https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202520250AB1154" target="_blank" rel="noopener noreferrer">chaptered text of AB 1154</a> for the exact wording.
How This Fits With HOA Rules
Civil Code section 4751 already voids provisions in planned-development governing documents that effectively prohibit or unreasonably restrict ADUs and JADUs. It applies to planned developments, not condominium projects. Our AB 956 article explains how that protection expands in 2027.
AB 1154 matters because it removes a state-level owner-occupancy requirement that some associations and cities relied on. An open question is whether an HOA rule that requires owner occupancy of a JADU, or bans JADU rentals, is now an "unreasonable restriction" under section 4751. That question has not been settled, so expect disputes and ask your attorney before enforcing such a rule.
What Associations Can Likely Still Do
- Apply reasonable, objective architectural standards that do not effectively prohibit a JADU or unreasonably increase its cost.
- Enforce rules on noise, trash, parking and nuisance that apply to all owners.
- Require owners to follow city permitting and building requirements.
Board Checklist
- Review the CC&Rs and rules for language on ADUs, JADUs, rentals and owner occupancy.
- Check short-term rental provisions against the 30-day rental requirement.
- Adopt written, objective ADU and JADU review standards and route applications through your architectural review process.
- Ask the association's attorney which provisions may be void under section 4751 and update the documents as needed.
- Tell owners where to find the rules before they apply.
See the 2027 laws overview and our 2026 law summary for other changes.
Frequently Asked Questions
Does AB 1154 override my HOA's rules?
AB 1154 does not itself amend the Davis-Stirling Act, but Civil Code section 4751 can void HOA provisions that effectively prohibit or unreasonably restrict a JADU in a planned development. Ask your attorney how it applies to your documents.
Can my HOA require me to live in the home if I add a JADU?
It is unsettled. State law removed the owner-occupancy requirement for certain JADUs, so an HOA owner-occupancy rule may be challenged.
Can I rent my JADU short term?
Local agencies must require JADU rentals longer than 30 days, so short-term rentals can be restricted.
Do these rules apply to condominiums?
Section 4751 applies to planned developments, not condominium projects, so condominium rules work differently.
When did AB 1154 take effect?
January 1, 2026.
How APM Helps
APM manages community associations in California and Michigan, from budgets and insurance renewals to vendor oversight and board meetings. See our California board and homeowner resources, the California communities we serve, or request a free proposal.
This article is general information, not legal advice. Laws and documents vary by community; ask your association's attorney about your situation. Last verified October 24, 2026.
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