California Landlord Tenant Laws 2026

California passed another wave of landlord-tenant rules for 2026. Some are tightening of laws already in place. A few are new. If you own a rental in Sacramento, Roseville, Folsom, or anywhere in the surrounding county, here is what changed and what you need to do about it.

This is a plain-English summary, not legal advice. Talk to a California real estate attorney before you act on any specific situation.

The big rules that still apply

Statewide rent cap (AB 1482)

California’s Tenant Protection Act (AB 1482) caps annual rent increases at 5% plus local CPI, with a hard cap of 10%. Most Sacramento single-family rentals built before 2010 fall under this rule. New construction within the last 15 years and single-family homes owned by individuals (not corporations or LLCs) are usually exempt, but the exemption requires written notice in the lease.

Just-cause eviction

Properties covered by AB 1482 require just cause to end a tenancy after the first 12 months. At-fault reasons (non-payment, lease violation) work the way they always did. No-fault reasons (owner move-in, withdrawal from rental market, substantial remodel) now require relocation assistance equal to one month of rent.

Security deposit cap

Since AB 12 took effect in mid-2024, most California rentals are limited to one month of rent as a security deposit. The old 2x rule for unfurnished and 3x for furnished is gone for most landlords. Small landlords (those who own no more than two rentals with no more than four units total) keep the old higher cap, but only if they are individuals, LLCs owned by individuals, or family trusts.

What changed for 2026

SB 611: Stricter security deposit deduction documentation

California already required landlords to itemize deductions on the deposit refund. The 2026 update tightens what counts as proper documentation. Photos of damage are now effectively required, not just suggested. Receipts must be itemized for any single deduction over $125 (down from the old threshold). If you cannot prove the damage existed and what it cost to fix, the tenant can recover the full deposit plus statutory damages.

What this means for you: document move-in and move-out condition with timestamped photos for every room, every appliance, every wall surface. If you self-manage, build a checklist. If you use a property manager, confirm they document with photos at every turnover.

AB 2747: Positive rent payment reporting

Starting April 2026, landlords with more than 15 rental units must offer tenants the option to have on-time rent payments reported to credit bureaus. Smaller landlords are not required to offer this, but tenants are increasingly asking for the service. Some property management software handles this automatically.

What this means for you: if you own under 15 units, you do not have to do anything. If you cross that threshold, expect to set up a reporting process.

SB 567 amendments: No-fault eviction tightening

SB 567 already restricted no-fault evictions for owner move-in and substantial remodel. The 2026 amendments add stricter proof requirements. Owner move-in evictions now require the named family member to actually move in within 90 days and stay for at least 12 months. Substantial remodel evictions require permits filed before the eviction notice is served.

What this means for you: if you plan to evict for owner move-in or remodel, document the intent in writing, pull permits in advance, and keep records of the move-in and stay. Sloppy execution gives the tenant a path to sue for wrongful eviction.

AB 2493: Application screening fees

The maximum screening fee landlords can charge is now indexed to CPI. For 2026, the cap is around $66 per applicant. Refunds are required if the application is not actually processed (for example, if the unit is filled before the application is reviewed).

What this means for you: do not collect screening fees you do not intend to apply. Refund unused fees promptly. Most managers handle this automatically, but if you self-manage, build a refund process.

AB 414: Habitability standards update

California expanded the list of items considered habitability defects. Air conditioning is now expressly included as a habitability standard in regions designated as high heat (much of the Central Valley, including Sacramento). Properties without functional cooling during summer months may face habitability complaints they would not have faced two years ago.

What this means for you: if your Sacramento rental does not have a functioning AC system, plan to install one or upgrade an existing system. Ignoring this risks habitability complaints, rent withholding, and code enforcement action.

Sacramento-specific rules to know

Sacramento Tenant Protection Program

The City of Sacramento has its own Sacramento Tenant Protection Program that applies to rentals within city limits. Key rules include a 5% annual rent cap (stricter than the statewide AB 1482 cap), just cause for all evictions including in the first 12 months, relocation assistance for no-fault evictions, and required registration with the city’s rental housing program. If you own a rental inside the City of Sacramento (not just the county), you are subject to these stricter rules on top of the statewide AB 1482 framework.

Sacramento County source-of-income protection

California state law already prohibits source-of-income discrimination, including refusing to accept Section 8 vouchers. Sacramento County has been active in enforcement. If you screen out applicants based on the type of income (Section 8, SSI, child support), you risk a fair housing complaint.

Roseville, Folsom, and other Placer County cities

These cities currently follow state law without adding their own rent control ordinances. Standard AB 1482 rules apply. Check city websites annually because local ordinances change.

What this means for your rental business

The trend is clear. California is steadily moving toward more landlord obligations and more tenant protections. The risk of getting an eviction wrong, missing a deposit deadline, or skipping a habitability fix has gone up every year since 2019, and 2026 continues the trend.

Three practical takeaways for Sacramento owners:

1. Document everything. Move-in photos, move-out photos, written notices, repair receipts. The owner who can prove what happened wins.
2. Use updated lease templates. A lease drafted in 2020 is not compliant with AB 1482, AB 12, SB 567, or AB 2493. Refresh your lease forms every year, or use a property manager who does it for you.
3. Know which rules apply to your specific property. Sacramento city rentals follow stricter rules than Sacramento county rentals. Single-family homes owned by individuals follow different rules than corporate-owned multifamily. Get clarity on which set of rules applies to each property you own.

How a property manager helps you stay compliant

Compliance is the part of property management most owners underestimate. The screening, the marketing, the showings, those are the visible work. Compliance is the invisible work that keeps you out of court. If you are weighing the property management cost in the Sacramento area, compliance work should be a major part of the value calculation.

Alpha keeps Sacramento and Placer County owners compliant by:

• Updating lease templates every year to match current California law
• Documenting every move-in and move-out with timestamped photos
• Filing all required notices in writing with proper service
• Tracking habitability requests and resolution timelines
• Maintaining current insurance and registration on every managed property
• Pulling permits before any eviction that involves owner move-in or remodel

If you are managing your Sacramento rental yourself and any of the above feels like guesswork, the cost of getting it wrong (a single wrongful eviction lawsuit) is higher than years of professional management.

When to call a lawyer

Talk to a California real estate attorney if you are dealing with:

• Any eviction, especially no-fault
• A habitability complaint or code enforcement notice
• A fair housing complaint or HUD inquiry
• A security deposit dispute over $1,000
• Any situation where the tenant has hired their own attorney

The right attorney costs less than the wrong outcome.

This post summarizes California landlord-tenant law as of January 2026. Laws change. Court rulings reinterpret existing rules. Local ordinances vary by city. Use this as a starting point, not a final answer. For specific situations, talk to a California real estate attorney.

Want help staying compliant?

Alpha manages 500 Sacramento and Placer County rentals at a flat $99 per month. Lease templates, documentation, habitability tracking, and eviction support are all included. No percentage fees. No long-term contracts.