The new 2026 housing laws that LA renters and landlords need to know

The new year doesn’t just bring new gifts and new resolutions. It also brings new laws.

State and local lawmakers have a lot on tap for 2026 when it comes to housing laws that will affect Southern California renters and landlords.

From refrigerators to fire damage, from development streamlining to rent control caps, LAist has rounded up the legal changes coming next year that you need to know.

AB 628: No more ‘no fridge’ apartment listings

Starting Jan. 1, landlords must provide tenants with a working refrigerator and stove. Many landlords already offer these appliances, but the L.A. area stands out nationwide for having an unusually high proportion of fridge-less apartments.

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Next year, L.A. newcomers will no longer be taking to social media to express incredulity at all the city’s bring-your-own-fridge apartments. If landlords fail to provide refrigerators or stoves in good working condition, apartments will be considered uninhabitable under the new law.

SB 610: Landlords must clean smoke damage

In the weeks and months after the January fires, many renters struggled to get their landlords to address toxic ash that blew into apartments and rental homes that remained standing. Some landlords said cleaning up the smoke damage was not their responsibility. Initial communication from local public officials was confusing on what tenants were supposed to do.

This new law, which partially was driven by LAist’s reporting, clarifies that in the wake of a natural disaster, “it shall be the duty of a landlord” to remove “hazards arising from the disaster, including, but not limited to, the presence of mold, smoke, smoke residue, smoke odor, ash, asbestos or water damage.”

SB 79: Upzoning LA neighborhoods near transit

L.A.’s City Council voted to oppose it. Mayor Karen Bass asked the governor to veto it. But California’s big new upzoning law passed anyway. Its changes are set to take effect July 1, 2026.

Under the law, new apartment buildings up to nine stories tall will be allowed next to rail stations, and buildings up to five stories tall will be allowed within a half-mile of rapid bus stops. This upzoning applies to neighborhoods within those transit zones, even if they’re currently zoned only for single-family homes.

Next comes the implementation. The law could give renters more options once new housing is constructed. But L.A. could choose to delay the law’s effects in some areas for years. Ahead of the law’s passage, City Attorney Hydee Feldstein Soto sent legislators a letter opposing the bill, signaling what could turn into a legal showdown over the bill.

AB 246: Protecting Social Security recipients during government shutdowns

Tenants can face eviction three days after missing their rent. During this year’s federal government shutdown — the longest on record — that swift timeline was a cause for anxiety among tenants who count on federal benefits to cover their rent.

Though this year’s shutdown did not affect regular Social Security payments, this law will give Social Security recipients a defense in eviction court if they ever stop receiving benefits because of any future shutdowns. Under the law, renters will be required to repay their missed rent, or enter a repayment plan, within two weeks of their Social Security payments being restored.

Lower rent control caps in the city of LA

After years of debate, the L.A. City Council passed a new cap on annual rent hikes in the roughly three-quarters of city apartments covered by local rent control rules.

The City Council enacted a new 4% limit, replacing a 40-year-old formula that allowed increases as high as 10% in some units during periods of high inflation. Councilmembers also ended a 2% additional increase for landlords who cover tenants’ gas and electricity costs.

The city had a nearly four-year rent freeze in place during the COVID-19 pandemic that ended in February 2024. That means many L.A. tenants are scheduled to receive their next rent hike Feb. 1, 2026. They should be getting a 30-day notice soon. Each year’s limit is determined by recent inflation data. The current cap of 3% is set to last until June 30.