Housing & Homelessness

Extends the time before disaster-displaced residents in hotels gain tenant rights from 30 to 270 days. Requires hotels to provide written notice to disaster-displaced guests about their occupancy rights. Allows hotels to remove guests with 72 hours notice if they stay between 30 and 270 days. Expires on January 1, 2031 and applies only to guests displaced by federal or state-declared disasters.

Establishes a new process allowing housing permit applicants to hire private reviewers if city delays exceed 30 days. Requires cities to post residential building permit fee schedules online and provide estimated review timelines. Mandates cities to approve or reject private review findings within 10 business days of submission. Protects cities from liability while requiring applicants to indemnify agencies when using private reviewers.

Requires cities to include detailed reporting on converted affordable housing units in annual housing reports by April 2027. Allows up to 25% of affordable housing requirements to be met through converting existing units to deed-restricted housing. Mandates 55-year affordability restrictions and tenant protections for converted affordable housing units. Requires tracking and reporting of all housing demolitions and replacement units in local jurisdictions.

Requires cities to allow higher-density housing developments within a half-mile of major transit stops. Establishes minimum height limits of 55-75 feet and density requirements of 80-120 units per acre near transit. Mandates that qualifying projects include 7-13% affordable housing units with 45-55 year affordability terms. Takes effect July 2026 and allows cities to create alternative plans that maintain equivalent housing capacity.

Prohibits local agencies from denying housing projects without specific written findings based on evidence. Requires mixed-use developments to dedicate at least two-thirds of space to residential use with restrictions on hotels. Establishes builder's remedy projects that receive additional density bonuses when jurisdictions lack compliant housing elements. Imposes minimum $10,000 per unit fines on local agencies that violate housing approval requirements.

Requires state agencies to follow local permit processing rules for housing development approvals by 2026. Automatically approves housing permits if state agencies miss review deadlines. Mandates agencies to post sample applications and permit requirements on their websites. Establishes 30-day review periods for smaller projects and 60-day reviews for larger developments.

Expands outdoor advertising flexibility in specific Los Angeles areas through new local control measures. Requires advertising displays to maintain 500-foot spacing and prohibits tobacco, firearm, and adult content. Mandates digital billboards to display emergency alerts and public service messages when space is available. Authorizes Los Angeles to phase in new signage over time while staying within approved maximum limits.

Authorizes Alameda and Los Angeles Counties to remove and dispose of abandoned recreational vehicles valued under $4,000. Requires agencies to post notice 72 hours before removal and allow 30 days for owners to reclaim vehicles. Mandates public hearings within 48 hours if owners contest the removal of their recreational vehicles. Requires agencies to track and report the number of vehicles removed and people found living in them annually.

Requires local agencies to approve accessory dwelling unit permits within 60 days of application completion. Allows occupancy of ADUs before primary homes in disaster areas where main houses were damaged. Mandates coastal development permits for ADUs be processed within 60 days or automatically approved. Applies immediately statewide to address housing shortages and natural disaster recovery needs.

Makes technical changes to update references to the Office of Land Use and Climate Innovation in planning reports.

Reduces the review period for development projects from 90 to 45 days for responsible agencies. Maintains a 90-day review period for coastal and water quality agencies. Applies new timelines to all California cities, including charter cities. Allows local agencies to charge fees to cover costs of expedited review processes.

Requires the state Interagency Council on Homelessness to develop LGBTQ+-inclusive policies for homeless services. Mandates coordination with LGBTQ+ community representatives to improve cultural competency in homeless programs. Requires submission of policy recommendations to the Legislature by July 1, 2027.

Prohibits unsolicited offers to purchase residential properties in specific Los Angeles and Ventura County ZIP codes affected by 2025 wildfires. Requires buyers and sellers to sign an attestation confirming the offer was not unsolicited before property transfer. Authorizes civil penalties up to $25,000 and criminal penalties including fines and jail time for violations. Grants sellers four months to cancel purchase agreements that violate the unsolicited offer prohibition.

Expands financing options for affordable housing property owners to access additional debt for improvements. Allows property owners to be reimbursed for predevelopment costs and capital improvements. Requires new debt to maintain a minimum 1.15 debt-service coverage ratio for 15 consecutive years. Mandates Department of Housing oversight through monitoring fees and regulatory agreements.

Expands housing development rights by prohibiting enforcement of restrictive property covenants that limit residential use. Allows owners to modify restrictive covenants when redeveloping commercial properties into residential housing. Requires county officials to review and approve covenant modifications within 15 days of submission. Maintains local zoning control while giving cities authority to enforce violations of modified restrictions.

Strengthens tenant protections by requiring landlords to show just cause for evictions after 12 months of occupancy. Requires owners of assisted housing to notify qualified entities of opportunities to purchase before terminating subsidies. Updates affordable rent calculations for housing developments receiving government assistance after January 2025. Mandates state agencies to identify sites near migrant labor centers for permanent farmworker housing by 2028.

Requires cities to disclose all new housing constraints adopted since their last housing element update. Mandates detailed analysis of emergency shelter sites including a 200-square-foot per person capacity standard. Establishes standardized reporting requirements for fair housing programs by December 31, 2026. Requires rezoning for housing needs within one year of housing element adoption for seventh cycle and beyond.

Requires landlords to provide working stoves and refrigerators in rental units starting January 1, 2026. Mandates landlords to repair or replace recalled appliances within 30 days of receiving notice. Allows tenants to provide their own refrigerator if agreed upon in writing at lease signing. Exempts certain housing types including supportive housing and units with shared kitchen spaces.

Establishes formal HCD-COG consultation to set regional housing needs. Imposes phased deadlines: 26–38 months before revisions, depending on year. Requires COGs to provide data on growth, housing, vacancy, overcrowding, homelessness, and costs. Adds UC/CSU enrollment as growth input and ties operative status to sequencing with SB 486.

Establishes a streamlined approval process for converting commercial buildings into housing starting July 2026. Requires adaptive reuse projects to include 8-15% affordable housing units with 45-55 year affordability restrictions. Exempts qualified projects from parking requirements and certain impact fees to encourage development. Mandates prevailing wages and skilled workforce requirements for construction workers on conversion projects.

Limits density bonus incentives so the commercial floor area ratio cannot exceed 2.5 times base. Excludes approval of concessions for transient lodging in housing projects. Requires local governments to adopt processing timelines and a completeness list for density bonus apps. Exempts pre-2026 preliminary applications from the density cap and preserves affordability rules.

Establishes a new state policy requiring all California dwelling units to maintain safe maximum indoor temperatures. Requires state agencies to incorporate temperature safety standards into policies and programs immediately. Mandates agencies to include maximum temperature requirements in regulations starting January 1, 2027. Targets heat-related health risks that disproportionately affect vulnerable communities.

Requires local governments to submit detailed housing plans with specific timelines and public input requirements. Extends the timeline for determining regional housing needs from 2 to 3 years before scheduled housing element revisions. Mandates standardized reporting on fair housing actions by December 31, 2026. Establishes escalating fines up to $100,000 per month for jurisdictions that fail to comply with housing requirements.

Establishes the Latino Commission to address housing, education, labor, and health inequities. Appoints nine members, three from each appointing authority. Requires annual reporting and funding from the General Fund and external grants. Sunsets January 1, 2036, unless extended by law.

Expands when fees may be collected to accelerate funding for residential projects. Authorizes bonds or credits for affordable housing. Expands upfront funding categories to water, sewer, fire, roads, schools, and parkland. Uses contracts, liens, and escrow to secure fee payments.