Tenancy: caregivers and lodgers: nonprofit home-sharing program: tax credit: eligibility for public social services.

Assembly Member Ward's housing legislation aims to expand affordable housing options and strengthen tenant protections through a series of targeted policy changes. The bill adds caregivers to the list of individuals who can serve as grounds for no-fault just cause eviction under California's tenant protection laws, while maintaining existing requirements for owner move-in provisions.

The legislation creates new tax incentives for nonprofit home-sharing programs by excluding rental income received through these programs from gross income calculations for lower-income households. It defines qualifying nonprofit home-sharing programs as those administered by nonprofit organizations or government entities that match homeowners who have spare bedrooms or units with tenants, require minimum 30-day lease terms, and provide ongoing support services to promote housing stability.

To increase participation in home-sharing arrangements, the bill modifies discrimination provisions to allow up to two tenants in owner-occupied single-family homes, provided owners comply with fair housing advertising requirements. It also excludes income from nonprofit home-sharing rentals when determining eligibility for public social services, removing potential barriers for those receiving assistance who want to participate in such programs.

The changes take effect April 1, 2024 and include a sunset date of January 1, 2030. Local jurisdictions retain authority to enact more protective tenant ordinances. The bill establishes enforcement mechanisms including civil penalties and injunctive relief for violations of the new provisions.