Every fall, Sacramento hands California landlords a new stack of rules, and this year was no exception. Governor Newsom signed 97 housing bills in 2026, and a handful of them reach directly into how you advertise a rental, screen applicants, raise rent, and handle an eviction. Most don't take effect until 2027, which gives owners in Rancho Cucamonga, Fontana, Victorville, and Apple Valley a few months to prepare instead of scrambling in January.
Below, we break down the four laws most likely to affect single-family and small multifamily owners in our service area, what each one requires, and the steps we recommend taking before they kick in.
Key Takeaways
- SB 1296 requires a written pet policy, shared before you collect an application fee, starting April 1, 2027.
- AB 2025 requires a disclosure on any digitally altered or AI-generated rental listing photo beginning January 1, 2027.
- SB 1365 extends California's 10% emergency price-gouging cap to rentals with leases longer than one year.
- AB 747 tightens how eviction papers must be served, so a detailed record of every notice matters more than ever.
SB 1296: Your Pet Policy Has to Be in Writing Before Applicants Pay
Starting April 1, 2027, SB 1296 requires landlords to have a written pet policy and share it before collecting an application fee. That applies whether you welcome pets, limit them by size or breed, or don't allow them at all. A no-pet rule has to be written down and disclosed too.
The policy needs to appear in a few places: on the property's website if one exists, in digital ads you control, and as a written copy with every rental application. Applicants also need a spot on the application to acknowledge receiving it. According to the California Apartment Association, the policy must describe in plain language the rights, responsibilities, and rules that apply to tenants with pets.
The consequence for skipping this step is specific. If you collect an application fee without disclosing the policy first, and the applicant backs out or becomes ineligible because of it, they can request a refund in writing, and you have seven business days to pay it.
What to Do Before April
Pull your pet rules out of your head or your lease addendum and put them into one plain-language document covering fees, deposits, size or breed limits, and how many animals you allow. Add a line stating that the policy does not apply to service or support animals, along with how a tenant can request a reasonable accommodation. Assistance animals are not pets under California law, and charging pet fees for them was a fair housing problem long before this bill.
AB 2025: Edited Listing Photos Now Need a Label
AB 2025 was signed on September 27 and takes effect January 1, 2027. Anyone advertising a rental with a digitally altered or AI-generated image must place a conspicuous disclosure on or next to that image. If the image started as a real photo, the ad must also include the original or a link, URL, or QR code leading to it.
The law targets edits that change how the property is represented: virtually staged furniture, swapped appliances, new paint colors, greener lawns, or a better view out the window. Routine adjustments like cropping, brightness, sharpening, and color correction generally fall outside the rule, as long as they don't change what a renter would see in person.
It's tempting to dress up an empty living room in Hesperia or a dry December yard in Upland with a few clicks. Real estate licensees who skip the disclosure also face consequences under their licensing law, so the simplest approach is to show renters the home they'll actually walk into. Strong rental marketing depends on good photography and a property that is truly ready to show, not on editing software.
SB 1365: The Emergency Rent Cap Now Covers Every Lease
California's price-gouging law, Penal Code Section 396, generally limits rent increases to 10% after a state or local emergency declaration. Until now, rentals with an initial lease term longer than one year were left out. Starting January 1, 2027, SB 1365 removes that exception, so the cap applies regardless of lease length.
The bill also turns the old exemptions into affirmative defenses. In practice, if you raise rent more than 10% during an emergency window, you need records proving the increase qualifies, such as an increase the tenant agreed to before the declaration. A violation is a misdemeanor punishable by up to a year in county jail, a fine of up to $10,000, or both.
Wildfire season keeps this relevant across San Bernardino and Riverside counties, where emergency declarations can stay in effect for months. It also sits on top of the annual cap many owners already follow. If you're unsure whether your property falls under statewide rent control, our guide to AB 1482 coverage for Inland Empire landlords walks through the exemptions.
What to Do Before Your Next Increase
Before sending any rent increase notice, check whether a state or local emergency is in effect for your area and keep a record of that check. If an increase above 10% is truly necessary, document the reason before the notice goes out.
AB 747: Eviction Paperwork Gets Stricter
AB 747, known as the SPARE Act, changes how an eviction summons and complaint must be served beginning January 1, 2027. Before relying on substitute service or posting, a process server has to attempt personal delivery on at least three different days at three different times. The unlawful detainer complaint must also state how the original termination notice was served, including the date, time, and location.
If a tenant challenges a default and offers evidence that service was improper, the landlord must prove that service was lawful. For owners who handle their own evictions, a missing date or a vague note about posting a notice could stall a case for weeks. We cover each stage in What Happens When a Tenant Won't Leave? The California Eviction Process Explained.
What to Do Now
Log every notice you serve with the date, time, location, and method, and take photos when you post one. Use current court forms, and work with an attorney or process server who is already adjusting to the new rules.
Frequently Asked Questions About California's 2027 Rental Laws
- Yes. SB 1296 covers no-pet rules as well. The policy has to be in writing and shared with applicants before you collect an application fee.
- Generally, no. Lighting, cropping, sharpening, and color correction are typically excluded as long as they don't change how the property is represented. Adding furniture, changing finishes, or altering landscaping requires a disclosure.
- No. AB 1482 sets an annual limit for covered properties, while SB 1365 applies a 10% cap during declared emergencies. When both apply, you need to stay within whichever limit is lower, and stricter local rent control still governs.
Getting Ahead of 2027 Instead of Catching Up
New laws rarely come with a grace period, and the owners who get burned are usually the ones who learn about a rule after a tenant or a judge points it out. A written pet policy, honest listing photos, an emergency check before every rent increase, and a clean service log will cover most of what changes next year.
Want help getting your rental ready for 2027?
Tracking California's rule changes is a big part of what we do for owners across the Inland Empire and High Desert. If you'd rather leave the compliance details to someone who follows them every day, explore our property management services and let's talk about your rental.
explore our property management services