California HOA Laws Effective 2026: SB 410, 770, 625

Overview

Several amendments to the Davis-Stirling Act took effect on January 1, 2026. They touch records access, balcony and walkway inspection disclosures, EV charging, post-disaster rebuilding, and election notices.

SB 410: Records and EEE Disclosures

SB 410 expands what counts as association records under Civil Code section 5200 and clarifies inspection timelines under section 5210: 10 business days for records from the current fiscal year and 30 calendar days for records from the prior two fiscal years. It also requires sellers to give buyers the most recent exterior elevated element (EEE) inspection report prepared under Civil Code section 5551 as part of the transfer disclosure package, and it amends sections 4525 and 4528. For background on the inspection rules themselves, see our SB 326 balcony inspection guide.

SB 770: EV Charging Insurance

SB 770 amends Civil Code section 4745 and removes the requirement that an owner name the association as an additional insured when installing an EV charging station. Other requirements for these installations remain. See EV charging in California HOAs.

SB 625: Disaster Rebuild Protections

SB 625 added Civil Code section 4752 and section 4766. Governing document provisions are void to the extent they prohibit a substantially similar reconstruction of a home destroyed or damaged in a declared disaster. The statute limits livable square footage and height to 110 percent of the prior structure (with a height alternative tied to what the governing documents allow), requires compliance with local building codes, and awards attorney fees to an owner who prevails in enforcing the section. Section 4766 sets architectural review procedures and deadlines for these applications.

AB 1170: Election Notice Procedures

AB 1170 amends Civil Code section 5115 to clarify general notice timing and content for director and recall elections, including candidate lists, ballot deadlines, and disclosure of reconvened meetings and reduced quorum.

Board Checklist

• Update your records inspection policy to the 10-business-day and 30-calendar-day timelines.
• Update your document ordering and disclosure forms to include the EEE report.
• Revise EV charging standards to remove the additional insured requirement.
• Adopt a disaster rebuild architectural review procedure.
• Review election notices and rules with your inspector of elections.

Also see: the $100 fine cap under AB 130 and the 2027 new laws overview.

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.