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Disclaimer (educational only): This article is for general educational information, not legal advice. Laws change and exceptions apply. For advice on your specific property or notice, consult a qualified California landlord–tenant attorney.
San Diego landlords are juggling rising operating costs, tighter compliance requirements, and more local “patchwork” rules. If you own rental property in San Diego County—whether you self-manage a condo in La Jolla or own a small multi-family in North Park—2026 brings new statewide rules that change day-to-day operations.
Below are the three newest enacted California statewide landlord–tenant law changes we can confirm as of February 20, 2026, plus a short San Diego callout where relevant.
Key takeaways:
- Starting with many leases on/after Jan. 1, 2026, many rentals must include a working stove and refrigerator as part of “tenantability” (AB 628).
- Security deposit rules now include new requirements about how the deposit must be returned—especially if the landlord received payments electronically (AB 414).
- For certain tenancies, landlords/agents must allow tenants to opt out of paying certain third-party internet subscription charges connected to the tenancy (AB 1414).
- San Diego City has its own Residential Tenant Protections Ordinance (not countywide) that can change termination rules for properties inside city limits.
Quick comparison table (the 3 newest enacted laws)
Law | What changed (plain English) | Applies when | Why it matters to landlords/PMs |
|---|---|---|---|
AB 628 | Adds stove + refrigerator (working, safe) to tenantability standards for many leases; adds recall repair/replace requirement and lists exemptions. | Turns “appliance expectations” into a habitability baseline—maintenance planning, budgeting, leasing addenda. | |
AB 414 | Updates deposit return logistics: generally return by check/personal delivery; if landlord received payments electronically, return the remaining deposit electronically unless another method is agreed in writing; also changes rules for sending statements and handling multiple adult tenants. | Enacted Oct 6, 2025. Statutes enacted at regular session generally take effect Jan 1 following enactment. | Deposit disputes are one of the fastest ways to trigger complaints and small-claims litigation; clean process reduces risk. |
AB 1414 | Requires opt-out option for certain third-party internet subscription charges offered in connection with the tenancy; prohibits retaliation; tenant may deduct subscription cost from rent if landlord/agent violates. | Periodic tenancies commenced/renewed/continuing on/after Jan 1, 2026. | Impacts bulk-billing models and lease language; requires clearer fee/service design. |
Law change one (statewide): AB 628 — stoves and refrigerators are now part of “tenantability”
What changed: AB 628 amends Civil Code § 1941.1 (tenantability) to add requirements for a stove and refrigerator maintained in good working order, with the new requirements applying to leases entered into, amended, or extended on or after January 1, 2026.
Key operational details landlords should notice:
- A stove or refrigerator subject to recall is treated as not capable of safe use for the tenantability definition. [12]
- The landlord must repair/replace a recalled stove or refrigerator within 30 days of receiving notice of the recall.
- The statute lists specific exemptions (e.g., permanent supportive housing and certain shared-kitchen settings).
What landlords should do next (high level): Review your renewal pipeline for 2026 and identify any units that will need appliance installs or upgrades before the lease is entered/amended/extended, then update your leasing checklists and vendor capacity planning.
Law change two (statewide): AB 414 — security deposit return methods changed
What changed: AB 414 amends Civil Code § 1950.5 and revises how the “remaining portion” of the tenant’s security deposit must be returned, including rules that depend on whether the landlord received the security or rent payments electronically.
Plain-English highlights (top items):
- Existing law still requires the itemized statement and remaining deposit within 21 days after the tenant vacates.
- Under AB 414’s revisions, the return is generally by personal delivery or check, but if the landlord received payments electronically, the return must generally be electronic unless another method is agreed in writing.
- AB 414 includes clarified rules for situations with multiple adult tenants (how checks/statements are addressed).
What landlords should do next (high level): Update your move-out workflow: document payment method at intake, standardize a “deposit return method” confirmation at move-out, and make sure your accounting system can issue electronic refunds when required.
Want your lease forms + move-out process audited for 2026 changes? Schedule a property management consult with Harland Property Management. (Investors: 858-537-1681.)
Law change three (statewide): AB 1414 — tenants can opt out of certain internet subscription charges
What changed: For certain residential tenancies on or after January 1, 2026, AB 1414 requires landlords/agents to allow a tenant to opt out of paying for any subscription from a third-party internet service provider (example: bulk billing) for wired internet, cellular, or satellite service offered in connection with the tenancy.
Enforcement mechanism to understand: If the landlord/agent violates the opt-out requirement, the tenant may deduct the cost of the subscription from the rent, and the statute includes an anti-retaliation rule tied to Civil Code § 1942.5.
What landlords should do next (high level): If any of your rentals include bundled internet services or required subscription line items, update lease language and onboarding so tenants see a clear opt-out choice and the property’s billing process stays consistent with the law’s structure.
San Diego callout
City of San Diego (not countywide): The City’s Residential Tenant Protections Ordinance is codified at San Diego Municipal Code §§ 98.0701–98.0709 and has an effective date of June 24, 2023.
It also contains specific provisions on grounds for eviction/termination and related defenses and exceptions (properties outside City of San Diego limits generally look to state law and any other applicable local rules).
Bottom line
If you’re a “mom & pop” landlord, these changes are manageable—but only if your leasing, maintenance, and accounting systems are updated before a dispute forces you into reactive mode. AB 628 (appliances), AB 414 (deposit logistics), and AB 1414 (internet opt-out) are operational laws: they change what you do on renewals, move-outs, and billing.
Ready to turn compliance into a competitive advantage—without spending your weekends reading code sections? Get a custom management quote or schedule a property management consult with Harland Property Management (Investors: 858-537-1681).
Disclaimer (educational only): This article is not legal advice. For advice on your specific property, lease, or notice strategy, consult a qualified California landlord–tenant attorney.
Checklist
Inventory 2026 renewals/amendments/extensions and flag units missing stoves/refrigerators (AB 628).
Update leasing addenda for “tenant provides refrigerator” option (only if mutual agreement and statutory conditions are met).
Update deposit-return SOPs: capture how the tenant paid rent/deposit and align return method accordingly (AB 414).
Audit any bulk-billing internet add-ons and implement an “opt-out” workflow (AB 1414).
If your property is inside the City of San Diego, confirm whether the City ordinance applies or whether an exemption exists (SDMC §§ 98.0701–98.0709 per City FAQ).
FAQs
Q: Are these three laws statewide across California?
A: Yes—AB 628, AB 414, and AB 1414 are California state laws enacted by the Legislature and signed by the Governor.
Q: Do the new “stove and refrigerator” rules apply to every rental?
A: No. AB 628 lists specific exemptions (such as permanent supportive housing and some shared-kitchen housing types).
Q: When do AB 628 appliance requirements apply?
A: They apply to leases entered into, amended, or extended on or after January 1, 2026.
Q: Did AB 414 change the 21-day security deposit deadline?
A: The 21-day rule remains in Civil Code § 1950.5; AB 414 primarily changes logistics about how the return is made and related communications.
Q: If I took rent by Zelle/ACH, can I still mail the deposit refund check?
A: AB 414’s text requires electronic return in that scenario unless another method is designated by written agreement.
Q: What does AB 1414 require landlords to do about internet subscriptions?
A: For certain periodic tenancies on or after January 1, 2026, landlords/agents must allow tenants to opt out of paying for certain third-party ISP subscriptions offered in connection with the tenancy.
Q: If a landlord violates AB 1414, what can a tenant do?
A: The statute authorizes the tenant to deduct the cost of the subscription from rent, and it includes an anti-retaliation provision.
Q: Are there San Diego-only rules I need to worry about?
A: If the property is inside the City of San Diego, the City has a Residential Tenant Protections Ordinance (SDMC §§ 98.0701–98.0709).
