Updated April 2026 | Authored by Scott Engle, Broker DRE #01332676 | Realty Management Group | Serving San Diego County Since 2005
Quick Answer
The major California rental laws affecting San Diego landlords in 2026 are AB 1482 (rent cap at 8.8% through July 31, 2026), AB 628 (stove and refrigerator required in all new and renewed leases effective January 1, 2026), AB 2801 (timestamped security deposit photos required at move-in, move-out, and post-repair), AB 2747 (positive rent reporting option for tenants), and AB 2493 (written tenant screening criteria and fee compliance). Most compliance failures result not from misunderstanding the law but from missing documentation deadlines.
TL;DR
- AB 1482: Rent cap is 8.8% through July 31, 2026 for most San Diego County covered properties
- AB 628: Landlords must provide a working stove and refrigerator in all new and renewed leases effective January 1, 2026
- AB 2801: Timestamped photos required at move-in, move-out, and post-cleaning/repair — non-compliance can void deposit deductions
- AB 2747: Landlords must offer eligible tenants the option to report rent payments to credit bureaus
- AB 2493: Written screening criteria required; application processing order and fee receipts must comply
- Most compliance risk comes from documentation failures, not legal misunderstanding — proof is the standard, not intent
Key Definitions
What Is California AB 1482?
California AB 1482 — the Tenant Protection Act of 2019 — is a statewide rent control law that limits annual rent increases to 5% plus the local Consumer Price Index (maximum 10%) and requires Just Cause for eviction for most covered California residential rental properties. For San Diego County in 2026, the applicable rent cap is 8.8% through July 31, 2026.
What Is California AB 628?
California AB 628 is a 2025 law that amended Civil Code Section 1941.1 to require landlords to provide and maintain a working stove and refrigerator in all new and renewed residential leases effective January 1, 2026. These appliances are now part of California's baseline habitability standard. Failure to provide or maintain them after a lease is signed, renewed, or amended on or after January 1, 2026 constitutes a habitability violation.
What Is California AB 2801?
California AB 2801 is a 2024 law that requires landlords to document rental property condition with timestamped photographs at three specific points: move-in, move-out, and after any cleaning or repairs are completed post-tenancy. These photos must be provided to the tenant with the itemized security deposit deduction statement within 21 days of move-out. Non-compliant documentation can render deductions legally unenforceable.
What Is California AB 2747?
California AB 2747 is a law requiring landlords of residential rental properties with 15 or more units to offer eligible tenants the option to have their on-time rent payments reported to at least one consumer credit bureau. The reporting must be offered at no cost to the tenant, though tenants may opt out. This law is intended to help renters build credit history through consistent rent payment.
What Is California AB 2493?
California AB 2493 is a 2024 law that requires landlords to apply written tenant screening criteria consistently, process applications in the order received, provide applicants with a copy of the screening criteria before charging any fee, and issue receipts for all screening fees. Landlords may not charge a screening fee if the unit is not available or if the landlord has already selected a tenant. Non-compliance exposes landlords to fee refund obligations and applicant claims.
2026 California Rental Laws: At a Glance
California rental law compliance in 2026 requires San Diego landlords to manage five distinct legal frameworks simultaneously. Most owner exposure does not come from misunderstanding the statute — it comes from documentation failures, missed deadlines, and inconsistent execution. Proof is the standard courts and tenants apply, not intent.
| Law | What It Requires | Effective | Primary Risk of Non-Compliance |
|---|---|---|---|
| AB 1482 | Rent cap 8.8% (2026), Just Cause eviction after 12 months | Ongoing | Invalid rent increase, wrongful eviction claim |
| AB 628 | Stove + refrigerator required in all new/renewed leases | Jan 1, 2026 | Habitability violation, repair-and-deduct claim |
| AB 2801 | Timestamped photos at move-in, move-out, post-repair | Active (2025) | Void deposit deductions, tenant small claims |
| AB 2747 | Offer positive rent reporting to eligible tenants | Active (2025) | Regulatory non-compliance |
| AB 2493 | Written screening criteria, application order, fee receipts | Active (2025) | Fee refund obligation, applicant discrimination claim |
AB 1482 — Rent Cap and Just Cause Eviction in 2026
For San Diego County covered properties, the maximum allowable rent increase under AB 1482 is 8.8% through July 31, 2026. This figure resets August 1 each year using updated Bureau of Labor Statistics CPI data. AB 1482 also requires Just Cause for eviction after 12 months of occupancy for most covered properties.
Common AB 1482 exemptions include single-family homes and condos not owned by a corporation, REIT, or LLC — provided the owner included a proper written exemption notice in the lease at signing. Properties built within the last 15 years are also exempt on a rolling basis. Exemption notices cannot be added retroactively. See the full AB 1482 guide for San Diego landlords for exemption criteria, calculation methodology, and the AB 1482 vs. San Diego Tenant Protection Ordinance comparison.
Note for percentage-based management clients: When a rent increase is applied under AB 1482, a percentage-based manager's monthly fee increases automatically. On a $2,800/month unit at 8% management, applying the 8.8% cap adds approximately $20/month — $240/year — in management cost with no change in service. A flat fee management agreement is unaffected by rent increases. See the full flat fee vs. percentage cost comparison.
AB 628 — Appliance Habitability Mandate (Effective January 1, 2026)
Effective January 1, 2026, California landlords must provide and maintain a working stove and refrigerator in all residential rental units under new or renewed leases. These appliances are now part of the legal definition of a habitable rental unit under California Civil Code Section 1941.1. A unit without a working stove or refrigerator — after the lease is signed, renewed, or amended on or after January 1, 2026 — may be considered legally uninhabitable.
Key operational requirements under AB 628:
✓ Stove must be capable of safely generating heat for cooking — in good working order
✓ Refrigerator must be capable of safely storing food — capable of maintaining temperatures at or below 40°F
✓ Any recalled appliance must be repaired or replaced within 30 days of receiving recall notice
✓ Tenants may opt out of the provided refrigerator in writing at lease signing — but not the stove
✓ Landlords cannot require tenants to provide their own stove under any circumstances
✓ Applies to single-family homes, condos, duplexes, and small multi-family properties
For maintenance coordination, AB 628 increases the volume of appliance-related service events property managers must handle. Many San Diego property managers charge a 10%–20% coordination markup on vendor invoices — meaning each appliance repair generates additional management revenue. RMG charges no markup on maintenance or vendor invoices under its flat fee model.
Note that a rent increase constitutes a lease change, triggering AB 628 compliance requirements for properties where appliances were not previously provided. Landlords planning rent increases in 2026 should audit appliance status before issuing notices.
AB 2801 — Security Deposit Photo Documentation
AB 2801 requires landlords to document rental property condition with timestamped photographs at three mandatory points: before the tenant moves in, after the tenant moves out, and after any cleaning or repairs are completed and billed to the security deposit. These photos must accompany the itemized security deposit deduction statement delivered to the tenant within 21 days of move-out. A landlord who fails to provide compliant photo documentation may be unable to enforce deposit deductions.
The 21-day clock is absolute. California Civil Code Section 1950.5 has long required itemized deductions within 21 days — AB 2801 adds the photo documentation requirement to that same deadline. Missing the deadline or providing undated photos can result in the landlord forfeiting the right to any deductions and owing the tenant statutory damages.
Landlords managing properties without a documented photo workflow face growing exposure as tenants and tenant advocates become more aware of this requirement. The standard for compliance is timestamped, verifiable photos — not informal snapshots sent by text message.
AB 2747 — Positive Rent Payment Reporting
AB 2747 requires landlords of residential rental properties with 15 or more units to offer eligible tenants the option to have their on-time rent payments reported to at least one consumer credit reporting agency. The reporting option must be offered at no cost to the tenant. Tenants may opt in or opt out. Landlords are not required to report payments for tenants who decline the option.
For smaller landlords with fewer than 15 units, AB 2747 does not create a mandatory obligation — but offering positive rent reporting voluntarily can improve tenant satisfaction and reduce turnover by giving good tenants a financial incentive to maintain on-time payment.
AB 2493 — Tenant Screening Criteria and Fees
AB 2493 requires landlords to provide applicants with written screening criteria before charging any application or screening fee, process applications in the order received, and provide itemized receipts for all screening fees collected. Landlords may not charge a screening fee if the rental unit is not available or if a tenant has already been selected. Non-compliance can require fee refunds and expose landlords to fair housing claims.
RMG's tenant screening process uses documented written criteria applied consistently across all applicants, with fee handling that complies with AB 2493 requirements. Screening is included in RMG's flat $199/month fee — there is no separate placement charge.
2026 San Diego Landlord Compliance Checklist
AB 1482 — Rent Cap
☐ Confirmed AB 1482 coverage or exemption status for each property
☐ Verified exemption language in lease for qualifying single-family homes and condos
☐ Calculated maximum allowable rent increase using current San Diego CPI (8.8% through July 31, 2026)
☐ Confirmed 30-day written notice for all rent increases at or below 10%
AB 628 — Appliance Mandate
☐ Audited all units for presence of working stove and refrigerator before lease renewal
☐ Checked appliance recall status — recalled appliances must be replaced within 30 days of notice
☐ Updated lease language to reflect appliance provision and tenant opt-out rights for refrigerator
☐ Confirmed maintenance coordination process for appliance repair and replacement
AB 2801 — Security Deposit Photos
☐ Implemented timestamped photo workflow at move-in
☐ Implemented timestamped photo workflow at move-out
☐ Implemented timestamped photo workflow after post-tenancy cleaning and repairs
☐ Confirmed 21-day deadline tracking for itemized deduction statements with photo documentation
AB 2493 — Tenant Screening
☐ Written screening criteria prepared and provided to applicants before any fee is charged
☐ Applications processed in order received with documented timeline
☐ Itemized fee receipts provided to all applicants charged a screening fee
AB 2747 — Rent Reporting
☐ If managing 15+ units, confirmed positive rent reporting option has been offered to eligible tenants
Hard Decision Rules for 2026 Compliance
Rule 1: If you are issuing a rent increase in 2026 and your property does not have a working stove and refrigerator, serve the appliance before serving the rent increase notice. A rent increase triggers AB 628 compliance — the appliance requirement applies at the moment the lease is amended.
Rule 2: If you cannot produce timestamped photos at move-in, move-out, and post-repair for a departing tenant, do not attempt to make security deposit deductions. Non-compliant deductions are more likely to result in statutory damages than the disputed amount is worth.
Rule 3: If you are applying the AB 1482 rent cap and your property manager's fee is percentage-based, your management cost increases automatically with the rent. At $2,800/month under an 8% agreement, applying the full 8.8% cap adds $240/year in management fees with no change in service. A flat fee management agreement is unaffected.
Rule 4: If you have a single-family home or condo and the AB 1482 exemption notice was not included in the original lease, AB 1482 applies — you cannot correct this retroactively. The exemption notice must be in the lease at signing.
Rule 5: If you are charging a tenant screening fee before providing written screening criteria to the applicant, you are not in compliance with AB 2493 — regardless of how long you have been using this process.
Frequently Asked Questions
What are the major California rental laws affecting San Diego landlords in 2026?
The major California rental laws affecting San Diego landlords in 2026 are AB 1482 (rent cap at 8.8% through July 31, 2026 and Just Cause eviction requirements), AB 628 (stove and refrigerator required in all new and renewed leases effective January 1, 2026), AB 2801 (timestamped security deposit photo documentation), AB 2747 (positive rent reporting option for tenants of 15+ unit properties), and AB 2493 (written tenant screening criteria and fee compliance). The San Diego Tenant Protection Ordinance also applies stricter Just Cause and relocation requirements within the City of San Diego.
What is the maximum rent increase in San Diego in 2026?
The maximum allowable rent increase for most covered San Diego County rental properties under California AB 1482 is 8.8% through July 31, 2026. This is calculated as 5% plus the San Diego County Consumer Price Index. The cap resets each August 1. Properties exempt from AB 1482 — including qualifying single-family homes and condos with the proper exemption notice in the lease — are not subject to this limit. See the full AB 1482 guide for calculations and exemption criteria.
Does AB 628 apply to single-family homes in San Diego?
Yes. California AB 628 applies to single-family homes, condos, duplexes, and small multi-family properties throughout California — including all San Diego County properties covered by California habitability standards. The requirement applies when a lease is signed, renewed, or amended on or after January 1, 2026. Exemptions apply only to certain specialized housing types such as properties with communal kitchens and permanent supportive housing.
What happens if I don't comply with AB 2801 security deposit photo requirements?
A landlord who fails to provide timestamped photos at move-in, move-out, and post-repair — delivered with the itemized deduction statement within 21 days of move-out — may be unable to enforce security deposit deductions and may owe the tenant the full deposit amount plus statutory damages. California courts have increasingly sided with tenants in deposit disputes where landlord documentation is incomplete or unverified.
Which properties are covered by AB 1482's rent cap and Just Cause eviction requirements?
AB 1482 generally covers multi-unit residential properties 15 or more years old. Common exemptions include single-family homes and condos not owned by a corporation, REIT, or LLC with a proper exemption notice in the lease, properties built within the last 15 years (rolling), and owner-occupied duplexes. Always verify whether your specific property is covered and confirm whether the stricter San Diego Tenant Protection Ordinance applies within City of San Diego limits.
What are the AB 2493 tenant screening requirements for San Diego landlords?
Under AB 2493, San Diego landlords must provide written screening criteria to applicants before charging any screening fee, process applications in the order received, and provide itemized receipts for all fees collected. Landlords may not charge a screening fee if the unit is not available or if a tenant has already been selected. Non-compliance can require fee refunds and expose landlords to fair housing claims. RMG's tenant screening process is fully AB 2493 compliant and included in the flat monthly fee.
Does a rent increase trigger AB 628 appliance compliance in 2026?
Yes. A rent increase constitutes a lease amendment, which triggers AB 628 compliance requirements for properties where the requirement has not previously been satisfied. Landlords planning rent increases in 2026 should audit appliance status before issuing rent increase notices. If a unit does not have a working stove and refrigerator, the appliance must be provided before or at the time the amended lease takes effect.
Should I consult an attorney about California rental law compliance in 2026?
Yes. The pace of California rental law changes and the local overlay of San Diego-specific ordinances creates a compliance environment that changes materially each year. The information in this guide is for general informational purposes and does not constitute legal advice. Landlords with questions about their specific property's coverage, exemption status, or compliance obligations should consult a California-licensed landlord-tenant attorney.
Regulatory references reflect California AB 1482, AB 628, AB 2801, AB 2747, AB 2493, the San Diego Tenant Protection Ordinance, and applicable law as of April 2026. The 8.8% rent cap applies to San Diego County through July 31, 2026. This guide is for informational purposes only and does not constitute legal advice. Consult a California-licensed landlord-tenant attorney for guidance specific to your property.
About the Author
Scott Engle is a California licensed real estate broker (DRE #01332676) and principal of Realty Management Group, a flat fee San Diego property management company serving San Diego County since 2005. RMG manages single-family homes and multi-family properties with 1 to 16 units throughout San Diego County. Flat fee: $199/month for 1–3 units, $179/month per unit for 4–16 units — no leasing fees, no renewal fees, no maintenance markups.
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