California HOA Bills That Failed in 2026 (Vetoed or Dead)

Quick Answer

Several high-profile California HOA bills did not become law in 2026. Governor Newsom vetoed AB 2439 and SB 1238 on September 20, 2026. SB 1007, AB 1903, AB 1184, and AB 2579 died before reaching him. The 2025-2026 session has ended, so nothing carries over: any of these ideas would have to return as a brand-new bill with a new number in the 2027-2028 session. Your current rules do not need to change because of any of them.

Vetoed Bills

AB 2439 (Rubio): Assessments and Public Streets

The bill would have prohibited governing documents from restricting a member's use of public streets, with exceptions, and added notice rules and association liability around assessment collection. In his veto message, the Governor objected that it would have made associations liable for "any costs" a homeowner incurs from missing collection procedures, without defining or limiting those costs.

SB 1238 (Wahab): Duty of Care for Managing Agents

The bill would have created a duty of care owed by managing agents to both the association and its individual members. The Governor reasoned that a duty running to both could create conflicting obligations when one member's interests differ from the community's, and could invite litigation whose cost homeowners would ultimately bear.

Bills That Died

SB 1007 (Menjivar): Assessment Increase Limits

The bill would have tightened limits on how much an association could raise assessments without member approval. Published summaries differ on the mechanics, with some describing a lower percentage cap and others a CPI-based cap. It passed the Senate but did not pass the Assembly.

AB 1903 (Wicks): Construction Defect Claims

The bill would have overhauled California's Right to Repair Act for construction defect claims, which matters to associations pursuing builders over defects in newer communities. It did not reach the Governor.

AB 1184 (Patterson): HOA Accountability and Transparency Act of 2026

According to published summaries, it would have made recordings of board meetings inspectable association records and addressed board deliberation by email outside meetings. It did not receive final approval. Current open-meeting rules still apply; see our guide to California board meeting requirements.

AB 2579 (Petrie-Norris): Fine Cap Exceptions

The bill would have expanded the list of exceptions to the $100 fine cap. It was placed on the inactive file at the author's request in May and never revived, so the cap works as enacted. See our AB 130 guide.

What Boards Should Do

• Do not rewrite policies for bills that failed. Follow the law as it stands, including the laws that did pass: see the 2027 laws overview.
• Watch for returns. Ideas like meeting recordings, assessment limits, and manager duties tend to come back in modified form.
• Keep good records anyway. Recording and documenting board decisions is a sound practice whether or not it is mandated.

For the laws that did pass, see AB 1684, SB 222, and AB 2050.

APM manages community associations throughout the Bay Area. See our California board and homeowner resources, the California communities we serve, or contact APM to talk through how these changes affect your association.

Legal disclaimer: This article is general information, not legal advice. Bill descriptions come from public summaries and may not capture every amendment; confirm details with a licensed California attorney before acting.