California HOA Laws Effective 2025: AB 2159, SB 900, More

Quick Answer

Several California laws affecting HOAs took effect on January 1, 2025: AB 2159 (electronic voting), SB 900 (utility interruptions), AB 2460 (election quorum), AB 2114 (balcony inspectors), and AB 572 (assessment limits for new small affordable communities). SB 428 (workplace violence protections) also took effect that day. Each is summarized below with what boards should do.

AB 2159: Electronic Voting

AB 2159 lets associations conduct most director elections by mail, electronically, or both, once they amend their election rules to allow it. Paper ballots must still be available to members who do not opt in. Once electronic voting is adopted, floor nominations are not permitted, though write-ins can be allowed if the governing documents provide for them. Elections that would increase assessments must still use double-envelope paper ballots. Election rule amendments require a member comment period and cannot be made within 90 days before an election, so counsel recommends starting months ahead.

SB 900: Utility Interruptions

When gas, water, heat, or electrical service is interrupted and the lines originate in the common area, the association is generally responsible for repair or replacement, unless the governing documents assign it elsewhere or a utility is responsible. The board must begin the process within 14 days. If reserves are insufficient, the board may obtain a loan and levy an emergency assessment without a member vote, after passing a resolution that documents the expense and the reserve shortfall. Utility lines the association must repair now count as major components in the reserve study. Associations in an area under a declared disaster or emergency are not responsible if performance is impossible.

AB 2460: Election Quorum

If an election meeting fails for lack of quorum, the meeting can be reconvened and quorum drops to 20 percent of members, or the governing documents' lower figure. Sources differ on the notice period for the reconvened meeting, so confirm the exact timing with your association's counsel when planning an election.

AB 2114: Civil Engineers for Balcony Inspections

AB 2114 adds civil engineers to the licensed professionals who can perform the exterior elevated element inspections required by SB 326, which previously required an architect or structural engineer. See our guide to SB 326 balcony inspections.

AB 572: Assessment Limits for New Affordable Communities

This narrow law applies to associations formed after January 1, 2025 that have 20 or fewer deed-restricted affordable units, limiting how fast regular assessments can rise. Most existing associations are unaffected.

SB 428: Workplace Violence Restraining Orders

SB 428, passed in 2023 and effective January 1, 2025, expands workplace violence restraining orders to include harassment. Associations can seek protection for employees and others working for the association, including directors and volunteers, in qualifying situations.

Related Federal Change

The federal Corporate Transparency Act no longer requires domestic HOAs to report. See our CTA explainer.

Board Checklist

• Decide whether to adopt electronic voting and, if so, amend election rules well before the next election.
• Identify which utility lines the association must repair, add them to the reserve study, and set a 14-day response procedure.
• Confirm your SB 326 inspection used a qualified professional.
• Review the later changes: laws effective in 2026 and the 2027 overview.

For the broader history, see California HOA law changes 2021-2025 and our annual disclosure checklist.

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.