Five New Laws
The Governor signed five bills in 2026 that change how California associations operate. Three take effect January 1, 2027, one phases in later, and one is already in effect.
AB 956: ADUs and JADUs
Extends Civil Code section 4751's protection against HOA restrictions on accessory dwelling units to lots in any zone that allows single-family homes, and doubles the number of detached ADUs cities and counties must approve on qualifying lots. Effective January 1, 2027. See AB 956 explained.
AB 2050: Reserve Funding Mandate
Turns the reserve study into a funding requirement. Most provisions start January 1, 2032. See AB 2050 explained.
AB 1892: Election Notices and Utility Restoration
Effective January 1, 2027. For acclamation elections under Civil Code section 5103, the initial notice deadline shortens from 90 days to 30 days before the nomination deadline, and the reminder notice must go out at least 10 days before. For electronic secret ballot elections under section 5105, the notice goes only to members voting electronically, no later than 30 days before the election. It also clarifies under section 4775 that the association's duty to restore interrupted utilities depends on where the interruption begins: a failure starting in the common area is the association's responsibility; one starting inside a unit is not.
SB 908: Window Replacements
Adds Civil Code section 4754. Effective January 1, 2027. See SB 908 explained.
AB 2692: Reviving Expired CC&Rs in Los Angeles County
Adds Civil Code section 4276, letting Los Angeles County associations reinstate CC&Rs that expired at the end of their initial term, with a member vote, certification, and recording. It took effect when signed on August 24, 2026 and sunsets January 1, 2028. It does not apply to Bay Area associations.
Prepare Now
- Update election notice calendars and rules before January 1, 2027.
- Draft window and ADU review procedures.
- Start budgeting toward reserve funding well ahead of 2032.
See also AB 1684 (cooling systems), SB 222 (heat pumps), and laws effective in 2026.
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. Statutes and effective dates can change; confirm details with a licensed California attorney before acting.
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