Following our February 11, 2026 legal webinar, we're sharing a recap of key compliance updates discussed by landlord-tenant attorney Eileen M. Kendall, Esq. of Kendall Law.
This summary is intended as a high-level overview of recent legislative changes and regulatory considerations impacting California rental property owners.
Please note: This information is provided for educational purposes only and should not be considered legal advice. Owners should consult legal counsel regarding their specific properties and compliance obligations.
Based on our February 11, 2026 legal webinar with landlord-tenant attorney Eileen M. Kendall, Esq. of Kendall Law
Rental property ownership in California continues to evolve, and 2026 brings several important updates that every landlord should understand. On February 11, 2026, Fostr Property Management hosted a comprehensive legal webinar with Eileen M. Kendall, a seasoned landlord-tenant attorney, to break down the most critical compliance issues facing rental owners today.
While most compliance issues do not create problems during day-to-day operations, they often surface when a landlord needs to enforce a lease, raise rent, or move forward with an eviction. As Eileen emphasized throughout the webinar, the details matter. Small documentation errors or outdated forms can delay otherwise valid cases, cost thousands in legal fees, and give tenants significant leverage in disputes.
This article provides a practical breakdown of what changed in 2026 and what rental property owners should review immediately to protect their ability to enforce lease terms.
The High Cost of Small Mistakes
Before diving into specific compliance requirements, it's important to understand why these technical details matter so much. As Eileen explained in the webinar, "We see cases where one misstep with a rent increase can invalidate every rent payment because you're overcharging rent."
Common compliance traps that attorneys see regularly include strict three-day notice rules following recent court decisions, ownership mismatches between deeds and leases, improper change of terms notices, incomplete change of ownership disclosures, and failure to comply with local notice upload requirements. Each of these issues can result in case dismissals, forced refiling, increased legal fees, or significant tenant leverage in settlement negotiations.
The most effective approach is proactive. Addressing these items now can help prevent avoidable delays and costs later.
1. Three-Day Notices Are Being Scrutinized More Closely
Recent court decisions, particularly the Shabian v. Sapel case from the California Court of Appeals, have clarified that Three-Day Notices to Pay Rent must be extremely precise. While the case itself dealt with default judgments and due process, it established new parameters for what constitutes a legally compliant notice.
What Changed
The court ruled that notices must include the exact date of service and clear instructions for calculating the deadline to comply. As Eileen demonstrated in the webinar, compliant notices now require a prominent box stating: "IMPORTANT: Calculating Your Deadline to Comply. This notice was served on [date]. To calculate your deadline..."
This may seem like a minor addition, but as Eileen noted, "The Court of Appeals looked at old notices and said, 'Is that the date it was signed? Was that the date it was served?' Now you have to make it clear enough for the simplest person to know how many days they have to perform."
Required Elements for Compliant Three-Day Notices
A legally compliant Three-Day Notice to Pay Rent must now include:
| Required Element | Details |
|---|---|
| Date of Service | The exact date the notice was served, not just signed |
| Calculation Instructions | A prominent box explaining how to calculate the deadline |
| Real Person's Name | The name of an actual person (not just a company) to whom rent is to be delivered |
| Contact Information | Phone number and physical address for payment delivery |
| Rent Breakdown | Rent owed broken down by month and rental period (not just a lump sum) |
| No Late Fees | Late fees cannot be included in a Three-Day Notice |
| Correct Due Dates | If your lease says rent is due on the 15th, you cannot serve a three-day notice until after the 15th |
Why This Matters
Even minor formatting issues can lead to delays if challenged by tenant counsel. As Eileen explained, "If you don't have this box showing how to calculate the deadline, we recommend re-serving the notice with that box because of that case that came out."
Best practice: Regularly review notice templates to ensure they reflect current legal standards. If you're using forms downloaded from the internet or forms that are more than a year old, they may not be compliant.
2. Ownership Must Match the Lease Exactly
Courts look to the recorded deed to determine who has the authority to enforce a lease. This seemingly technical requirement trips up many landlords, especially those who hold property in trusts or LLCs.
Common Ownership Mismatch Scenarios
Trust Ownership: Property is held in a trust, but the lease is signed by an individual without the trustee designation. For example, the deed shows "John Smith as Trustee of the Smith Family Trust," but the lease only shows "John Smith." Even though it's the same person, courts have ruled this creates a standing issue.
As Eileen emphasized in the webinar, "We've actually had a judge say it is not an individual. It is as a trustee. So you always want to make sure you have your ownership matching in the lease and the deed."
LLC Registration: The property is owned by an LLC, but the LLC is not properly registered to do business in California through the Secretary of State. Failure to register can result in the inability to enforce the lease because having a rental property is a business, and you must be registered to do business and collect rents.
"Doing Business As" (DBA) Issues: The lease identifies the landlord as "Ocean View Apartments," but the legal owner on the deed is "123 Main Street Holdings LLC." Without a proper fictitious business name (DBA) registration, this disconnect creates standing issues.
Property Operating Under a Nickname: Similar to the DBA issue, if your property has a common name that doesn't match the legal owner on the deed, you need a formal DBA registration to connect the two.
Why This Matters
If the ownership listed in the lease does not align with the deed, tenant defense counsel will challenge standing—your legal right to bring the case. This can result in case dismissal, forced refiling once corrected (with lost time and increased fees), or significant tenant leverage in settlement negotiations.
Recommendation: Confirm that your lease identifies ownership exactly as it appears on the recorded deed. If you hold property in a trust, make sure the lease reflects the trustee designation. If you use an LLC, verify it's registered with the California Secretary of State. If your property operates under a nickname, file a DBA.
3. Change of Ownership or Management Notices
If ownership or property management changes, tenants must receive written notice within 15 days. This requirement applies to both written and oral rental agreements, and it's one of the most commonly overlooked compliance issues.
What Must Be Disclosed
The notice must include:
- Name of the owner or authorized agent
- Phone number and street address for personal service
- Owner or authorized agent's name, phone number, and address for service of process
- Updated rent payment instructions (including the name of the person, accepted payment methods, payment locations, hours, and all instructions)
Why This Matters
As Eileen explained, "The failure to provide proper disclosure means you can collect rent, but you can't enforce it." Tenants are only entitled to rely on the last proper disclosure. If you don't send the change of ownership notice, they can continue paying the prior owner, and you'll have to chase the prior owner for that rent.
This issue commonly arises when property owners transfer property into a trust. Even though it's not a traditional sale, it's still a change of ownership because a new deed is being recorded. The tenant must be notified.
Change of Management Applies Too
Even if ownership doesn't change but you switch property management companies, the same 15-day notice requirement applies. The notice must include all updated contact information and rent payment instructions.
Best practice: Whenever there's any change in ownership structure (including transfers to trusts), sale of the property, or change in property management, serve a formal Change of Ownership or Change of Management notice within 15 days. Keep proof of service in your file.
4. Rent Increases Must Follow Proper Procedure
Rent increase rules vary by jurisdiction, but procedural compliance is critical. This was one of the most discussed topics during the webinar Q&A session, with multiple attendees asking about proper procedures for lease renewals and rent increases.
General Requirements
| Increase Amount | Notice Required | Form Required |
|---|---|---|
| Under 10% | 30-day written notice | Change of Terms / Notice of Rent Increase |
| Over 10% | 90-day written notice | Change of Terms / Notice of Rent Increase |
Email notice alone is typically insufficient. You must use a proper Change of Terms form and serve it according to California service requirements (personal service, substituted service, or posting and mailing).
Rent Caps May Apply
Before increasing rent, you must determine whether your property is subject to rent control or rent caps. This depends on both state law (AB 1482) and local city ordinances.
AB 1482 (State Rent Cap): Applies to most rental properties in California unless exempt. The maximum rent increase is 5% plus CPI (Consumer Price Index), which varies by region. Properties built within the last 15 years or single-family homes owned by individuals (with proper exemption notice) may be exempt.
Local Rent Caps: Many cities have their own rent control ordinances that may be stricter than state law:
- City of Los Angeles: Rent increases capped at 3-4% (check current year)
- Unincorporated LA County: Different cap than City of LA
- Santa Monica: Separate rent control ordinance
- Other cities: Each jurisdiction has different rules
As Eileen explained during the Q&A, "The answer is that it depends on what city your property is in to know what your max rent increase is. But all of them have to be done with a 30-day notice of change of terms."
Lease Renewal Scenarios
During the webinar, Eileen walked through three common scenarios for handling lease renewals:
Scenario 1: New Fixed-Term Lease. If you want the tenant to sign a new one-year lease, you don't need a separate Change of Terms notice. Simply have them sign a new lease at least 30 days before the current lease expires, with the new rent amount included.
Scenario 2: Addendum to Existing Lease. Have the tenant sign an addendum to the original lease agreeing to the rent increase, executed at least 30 days before the increase takes effect.
Scenario 3: Month-to-Month Continuation. If you allow the lease to lapse to month-to-month, you must serve a formal 30-day Notice of Change of Terms (rent increase) before the increase takes effect.
Best practice: Before increasing rent, confirm whether your property is exempt from AB 1482, determine the maximum allowable increase under both state and local law, and use a proper Change of Terms form served according to legal requirements. Keep detailed records of service.
5. Local Notice Upload Requirements
Several jurisdictions now require landlords to upload termination notices to a housing portal within a specific timeframe. This is a relatively new requirement that many landlords are unaware of.
Why This Matters
If notices are not uploaded correctly, it may delay enforcement, create tenant defenses in eviction proceedings, or require re-serving the notice. Each city's requirements differ, so you must review local rules carefully for each property you own.
Best practice: Check whether your city requires notice uploads. If so, upload notices promptly and keep confirmation records. If you work with a property management company, verify they're handling this requirement.
6. New 2026 Law Updates
SB 655: Safe Indoor Temperature Standards (Los Angeles)
Properties in the City of Los Angeles must now be able to maintain safe indoor temperatures (no more than 82°F maximum indoor temperature). This means landlords may need to evaluate cooling systems, electrical capacity, and infrastructure.
Compliance Timeline:
- Smaller landlords: One room must be compliant by 2027; all units by 2032
- Larger properties: May have earlier deadlines
As Eileen noted, "A lot of the things we are seeing being talked about is updating electrical, making sure there's a plug-and-play system that all a tenant has to do is plug in a portable AC." Some landlords are installing ductless mini-split systems that provide both heating and cooling.
This law is currently specific to Los Angeles but is expected to expand statewide.
AB 8628: Mandatory Stove and Refrigerator Requirement
All rental units must now provide a working stove and a working refrigerator. This went into effect January 1, 2026.
Key Requirements:
- Landlords can no longer rely on tenants to bring their own appliances
- If an appliance fails, it must be repaired within 30 days
- Recalled appliances must be replaced
- Tenants can opt to provide their own refrigerator with proper disclosure
Why This Matters: If a tenant complains that a stove or refrigerator is not working and it's not repaired within 30 days, it's considered a habitability issue. This can give tenants the right to repair and deduct, withhold rent, or terminate the lease.
SB 610: Disaster Repair Obligations
Following the devastating fires in California, the legislature passed SB 610 to clarify landlord responsibilities after a declared disaster.
Landlord Obligations After a Disaster:
- Must restore the unit to habitable condition within a reasonable time
- Must remove debris, mitigate hazards, and address smoke/mold/residue
- Must provide reports of remediation completion to tenants
- Must notify tenants when repairs are complete
- Tenants have the right to return at the prior rental rate (even if you spent significant money on repairs)
What Qualifies as a "Disaster": This law applies when a state of emergency has been declared by the President of the United States or the Governor of California. It does not apply to routine building fires or isolated incidents.
Exception: If a property is fully destroyed, separate rules may apply. Landlords can also choose to withdraw the property from the rental market under the Ellis Act.
AB 1414: Internet Bundling Opt-Out
If internet is bundled into rent (common in apartment buildings with concierge services), tenants must now be allowed to opt out.
Requirements:
- Lease language should clearly reflect the tenant's right to opt out
- If tenants opt out and there are overcharges based on that internet, they can get a deduction from rent
This primarily affects larger apartment complexes that bundle services. If you don't bundle internet or other services, this law doesn't apply.
Security Deposit Updates
If a security deposit was paid electronically, tenants may now request refund to a designated bank account. Landlords must notify tenants of this option when returning security deposits.
LA County ICE Emergency Declaration
On October 14, 2025, LA County enacted an ICE emergency declaration that enables an eviction freeze during ICE actions. While this hasn't been actively enforced yet, the recommendation is to maintain strong tenant documentation, including copies of identification and lease agreements.
7. Late Fees and Additional Charges
Late fees are treated separately from base rent and cannot be included in a Three-Day Notice to Pay Rent. This is a common mistake that can invalidate an otherwise valid notice.
Other monetary charges, such as parking fees or utilities, should also be addressed separately from rent enforcement. If you want to collect these amounts, you may need to pursue them through small claims court rather than including them in eviction proceedings.
8. Just Cause Termination Considerations
In many jurisdictions, termination of a tenancy requires "just cause." This means you cannot simply terminate a month-to-month tenancy without a valid reason.
Two Categories of Just Cause
At-Fault Just Cause:
- Nonpayment of rent
- Lease violations (noise, unauthorized occupants, etc.)
- Illegal use of the property
- Refusal to renew a lease on similar terms (in some jurisdictions)
No-Fault Just Cause:
- Owner or family member occupancy
- Substantial remodel (where permitted by local ordinance)
- Withdrawal from rental market (Ellis Act)
- Demolition or conversion to condominiums
Local ordinances may further restrict available options. For example, some cities prohibit owner move-in evictions unless the owner has owned the property for a certain period or meets other criteria.
Best practice: Before terminating any tenancy, verify whether your jurisdiction requires just cause and whether your reason qualifies. Consult with an attorney if you're unsure.
9. Required Tenant Disclosures and Postings
California requires landlords to provide numerous disclosures to tenants, and failure to provide them can create defenses in eviction proceedings.
Annual Disclosures That Must Be Provided
| Disclosure | Purpose |
|---|---|
| AB 1482 Exemption Notice | If your property is exempt from state rent control, you must provide this notice annually |
| Tenant Protection Act Notice | Explains tenant rights under AB 1482 |
| Right to Counsel Notice | Informs tenants of their right to legal representation (effective August 2025) |
| Bed Bug Disclosure | Describes what bed bugs are, how to prevent them, and what to do if found |
| Mold Disclosure Booklet | Explains mold risks and tenant responsibilities |
| Lithium Battery Safety | Information about storing micro-mobility devices (e-scooters, e-bikes) |
Posting Requirements
These disclosures must be posted in a common area of the property. For multi-family properties, this typically means the laundry room, mailbox area, or lobby. For single-family homes or duplexes, Eileen recommends:
- Providing copies directly to tenants and keeping proof of service
- Laminating and posting in the garage
- Using a stake-in-the-ground plexiglass holder near the mailbox
- Taking photos of all postings for your records
As Eileen noted, "If you have pictures of the postings, it's not only for protection in case they take them down, but we're going to ask for them because in our file, we want proof that these things were done before we get to the next step."
10. The Importance of Updated Forms
Using outdated forms or notices leads to compliance issues. Laws change frequently, and forms that were compliant two years ago may no longer meet current requirements.
Best practice: Work with a property management company or attorney who provides updated forms. If you're downloading forms from the internet, verify they reflect current law. The California Apartment Association and local apartment associations provide updated forms to members.
As Eileen emphasized, "The best way to make sure your forms are updated is having somebody like me or a property management company that stays on top of these changes and provides you with current forms."
The Bigger Picture: Proactive Compliance Protects Your Investment
Rental property ownership in California increasingly requires careful documentation and operational discipline. Compliance is not about overreacting to regulations. It is about protecting your ability to act if and when enforcement becomes necessary.
As Eileen explained throughout the webinar, most of these compliance issues don't create problems during normal operations. Tenants pay rent on time, leases renew smoothly, and everything runs fine. But when a problem arises—nonpayment, lease violations, or the need to terminate a tenancy—these technical details become critical.
The most effective approach is proactive:
- Review leases annually for updated disclosures
- Confirm ownership alignment between deeds and leases
- Use current notice forms that reflect recent court decisions
- Verify local upload requirements before serving notices
- Plan for infrastructure updates (cooling systems, appliances)
- Maintain detailed records of all notices, disclosures, and service
Addressing these items now can help prevent avoidable delays, legal fees, and tenant leverage later.
How Fostr Property Management Helps
At Fostr Property Management, we help rental property owners navigate California's complex regulatory environment. Our services include:
Lease Review and Updates: We review your current leases to ensure they include all required disclosures and match your recorded ownership exactly.
Compliant Notice Service: We prepare and serve all notices using current forms that reflect the latest court decisions and statutory requirements.
Local Portal Compliance: We handle notice uploads to local housing portals and track compliance deadlines.
Regulatory Monitoring: We stay current with evolving state and local regulations so you don't have to.
Operational Discipline: We manage properties with systems designed to protect your ability to enforce lease terms when necessary.
Proactive Maintenance: We address habitability issues promptly to avoid repair-and-deduct scenarios and tenant defenses.
If you would like a compliance review of your property or lease documents, we're happy to help. Our team works exclusively in Playa Vista, Playa del Rey, Westchester, Marina del Rey, Culver City, and Mar Vista, which means we have deep expertise in the specific requirements of these jurisdictions.
Key Takeaways
California landlord compliance in 2026 requires attention to detail and proactive management. The key points to remember:
-
Three-Day Notices must now include prominent date-of-service and deadline calculation boxes following the Shabian v. Sapel decision.
-
Ownership must match exactly between your recorded deed and your lease. Trust designations, LLC registrations, and DBAs all matter.
-
Change of ownership or management requires written notice to tenants within 15 days, including all updated contact and payment information.
-
Rent increases require proper Change of Terms notices (30 days for under 10%, 90 days for over 10%) and compliance with both state and local rent caps.
-
New 2026 laws require safe indoor temperatures (LA), working stoves and refrigerators, disaster repair obligations, and internet opt-out rights.
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Annual disclosures must be provided and posted, including AB 1482 exemptions, right to counsel, bed bugs, and mold.
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Just cause termination rules apply in most jurisdictions, limiting your ability to end tenancies without valid reasons.
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Proactive compliance protects your ability to enforce lease terms when problems arise.
The webinar with Eileen Kendall made one thing clear: compliance is not optional, and the details matter. Small mistakes can have significant consequences. Working with experienced professionals who stay current with evolving regulations is one of the best investments a rental property owner can make.
About the Presenter
Eileen M. Kendall, Esq. is a landlord-tenant attorney with Kendall Law, specializing in eviction proceedings, lease enforcement, and regulatory compliance. She has represented hundreds of landlords in California courts and provides legal guidance on complex compliance issues.
About Fostr Property Management
Fostr Property Management is a boutique property management company serving single-family homes, condos, and townhomes in Silicon Beach and the Westside. We focus on high-touch service, local expertise, and proactive compliance to protect rental property owners' investments.
Service Areas: Playa Vista, Playa del Rey, Westchester, Marina del Rey, Culver City, Mar Vista
Contact: Contact Fostr Property Management to schedule a consultation or compliance review.
This article is based on the February 11, 2026 legal webinar hosted by Fostr Property Management. It is provided for informational purposes only and does not constitute legal advice. Consult with a qualified attorney for guidance on your specific situation.