Every fall, Sacramento sends California landlords a new batch of rules, and 2026 was no exception. Several bills signed this year take effect on January 1, 2027, and an important pet-policy law follows on April 1, 2027. If you own a rental in Chula Vista, Bonita, Otay Ranch, Eastlake, Imperial Beach, National City or anywhere in the South Bay, now is the time to update your leases, listings and procedures, before the new year rather than after a problem comes up.
We manage roughly 130 rentals across the South Bay, so we’ve been working through these changes ourselves. Here’s our plain-English checklist of what’s changing, what’s already in effect, and what to do about it.
This article is general information, not legal advice. Talk with a qualified California landlord-tenant attorney about your specific situation.
What Changes on January 1, 2027
Altered or AI-edited listing photos need a disclosure (AB 2025)
Virtual staging, sky replacement and AI “cleanup” tools are everywhere in rental marketing. Under AB 2025, signed in September 2026, a rental advertisement that uses a digitally altered image must include a disclosure that the image was altered. The unaltered original image must also be included, as the law specifies. For agents and brokers, a violation is treated as a violation of the Real Estate Law.
What to do: Review the photos on your current listings and syndication sites. Keep the original files for any photo you’ve edited, and label virtually staged or enhanced images clearly. Basic edits like cropping and brightness are a different matter from adding furniture or removing a power line, but if you’re unsure, disclose.
Tighter rules for serving eviction papers (AB 747)
AB 747, the SPARE Act, changes how unlawful detainer (eviction) paperwork must be served. It defines “reasonable diligence” as at least three good-faith attempts at personal delivery, made on three different days at three different times, before a process server moves to other service methods. In eviction cases, the proof of service must generally include a photo of the service location with a readable date, time and GPS stamp. Industry summaries report that the main service changes take effect January 1, 2027.
What to do: Expect evictions to take a bit longer at the service stage, and use a registered process server and an attorney who are current on the new requirements. Shortcuts here can get a case thrown out and send you back to square one.
Price-gouging rules after a declared emergency (SB 1365)
California’s price-gouging law (Penal Code Section 396) generally limits rent increases to 10% after a state or local emergency is declared. SB 1365, signed September 30, 2026, updates how those rules apply to rental housing. Among other changes, it adds a defense for increases directly tied to repairs or additions beyond normal maintenance made in the year before the declaration. Given wildfire and storm declarations in Southern California, this matters for San Diego County owners too.
What to do: Before raising rent or listing a vacant unit, check whether an emergency declaration covers your area. Keep receipts and dates for major repairs and upgrades.
Coming April 1, 2027: Written Pet Policies (SB 1296)
SB 1296 is the change most likely to affect day-to-day leasing. Starting April 1, 2027, landlords and their agents must:
- Have a written pet policy or pet addendum for the property.
- Make that policy available on the property’s website, in digital advertisements, and in information given to rental search sites.
- Give applicants a written copy of the pet policy with every rental application.
- Describe the rights, responsibilities and requirements for tenants with pets at the property.
If you charge an application fee without first disclosing the pet policy, and as a result the applicant is no longer eligible or decides not to proceed, the applicant can ask in writing for a refund. You then have seven business days to refund the fee. The law doesn’t change the rules for service animals and support animals, which are covered by separate fair housing laws.
What to do: Write a clear pet policy for each property, even if the answer is “no pets,” and attach it to every listing and application packet. That covers allowed animals, deposits, breed or size limits where permitted, and responsibilities like waste cleanup and damage.
Already in Effect: 2026 Rules to Double-Check
Several laws took effect January 1, 2026. We still see leases that haven’t caught up with them:
- Stove and refrigerator (AB 628): For leases entered into, amended or extended on or after January 1, 2026, a working stove and refrigerator are part of what makes a unit legally habitable.
- Internet opt-out (AB 1414): Tenants generally must be allowed to opt out of paying for bundled third-party internet service as a condition of the tenancy.
- Electronic deposit refunds (AB 414): If a tenant paid rent or the deposit electronically, the security deposit refund generally goes back electronically too, unless you agree otherwise in writing.
As a reminder, the statewide rent cap and just-cause rules under AB 1482 (the Tenant Protection Act) remain in place for covered properties. The cap is 5% plus local inflation, never more than 10% a year.
Your Year-End Landlord Checklist
- Update your lease and addenda templates for 2026 and 2027 changes.
- Write a pet policy for every property before April 1, 2027.
- Audit listing photos and keep the unaltered originals.
- Confirm your eviction attorney and process server are following AB 747.
- Check that appliances are in good working order at every turnover.
- Keep repair and upgrade records with dates and receipts.
If that list feels like a lot, it’s exactly why many owners hand compliance off to a professional. Learn more about our property management services, or see how we serve owners locally with property management in Chula Vista.
FAQ: California Rental Laws for 2027
Do I have to allow pets under the new law?
No. SB 1296 is a disclosure law. It requires a written pet policy and timely disclosure, but you decide what that policy says, as long as you follow fair housing rules for service and support animals.
When does the pet policy requirement start?
April 1, 2027. Plan to have your written policy attached to listings and applications before then.
Does the altered-photo rule apply if I just brighten my listing photos?
The law is aimed at images that have been digitally altered. Simple exposure fixes are generally lower risk than virtual staging or removing features, but when in doubt, disclose and include the original. Check with your broker or attorney on borderline cases.
Do these laws apply to single-family rentals and condos?
Most of them apply to residential rentals broadly. Some rules, like the AB 1482 rent cap, have exemptions. Whether your property qualifies depends on its specifics, so get advice before relying on an exemption.
Need Help Staying Compliant?
At Kali Real Estate & Property Management, we keep up with California’s changing rules so South Bay owners don’t have to. Whether you need full-service property management, help leasing a vacant unit, or advice on buying or selling an investment property, call us at (619) 651-0433 or visit kalirealestate.com.
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