A bill number can linger in an old board packet long after its status changes. That happened with several proposals this year. The distinction matters: a signed bill deserves planning; a vetoed or stalled bill is not a new compliance requirement.
We reviewed the final 2026 bill-status memo alongside the Legislature’s bill records. This is a concise agenda guide for California associations, not a substitute for advice on your community’s documents and circumstances.
Four changes to put on the board’s radar
Management fees — AB 739 was chaptered September 27. Beginning in 2027, boards must annually review a statement of fees charged by the managing agent. The statement covers the period, number of separate interests, total amounts billed and paid, and a breakdown of base management fees, fee schedule charges, and reimbursable expenses. It also becomes an association record. Put the review on the annual calendar and ask management how it will assemble a consistent statement. The bill’s earlier proposals for manager licensing and board training did not become part of the enacted text.
Cooling requests — AB 1684 was chaptered September 30. The law limits HOA restrictions on members’ cooling systems in their separate interests, including portable and window units, subject to specified legal and permit exceptions. It also limits fees and prescribed products or contractors. Associations retain certain protections when an installation affects common area or exclusive use common area. Review architectural rules and the process for handling owner requests before the next warm season; do not assume every installation is identical.
Heat pumps — SB 222 was chaptered September 28. It addresses local permitting and inspections on later dates, and it restricts HOA rules that block qualifying heat pump water heaters, HVAC systems, or replacement of a gas appliance with an electric one. The association may still address specified legal or permit problems and damage affecting common areas. Read this together with AB 1684 when updating architectural guidance rather than drafting separate, conflicting answers for similar requests.
Utilities and elections — AB 1892 was chaptered August 31. It clarifies the association’s responsibility when an interruption of gas, heat, water, or electrical service begins in common area, subject to the statute’s qualifications. It also changes election notice details: for election by acclamation, the initial nomination notice becomes at least 30 days before the deadline and the reminder at least 10 days before it; the electronic ballot notice goes to members voting electronically. Have counsel and the inspector of elections check the election calendar and rules before the next cycle.
Reserves have a longer runway
AB 2050 was chaptered September 29. Its new reserve-study and funding requirements become operative January 1, 2032. The 15 percent budget transfer applies when the study projects a reserve balance below zero within 30 years; it is not an immediate flat rule for every association. We covered the mechanics and a preparation plan in our AB 2050 board guide.
One other signed bill, AB 2035, creates a narrow path to court approval of declaration amendments for certain very large senior communities. Most associations will not meet its specific eligibility criteria.
What did not become law
The Governor vetoed SB 1238, concerning managing agents and disclosures, and AB 2439, concerning assessments and notice of payment-location changes. SB 1007, which proposed changes to assessment thresholds and fee disclosures, did not advance after its hearing was pulled. AB 1903, involving construction defects, and AB 1184, involving association operations, also failed to reach enactment this session. Keep an eye on future introductions, but do not rewrite policy as though these proposals passed.
A sensible next meeting agenda
- Fee transparency: Set a date and owner for the AB 739 annual management-fee statement and board review.
- Architectural rules: Flag cooling and heat-pump language for counsel, including permits, common-area effects, and the owner request path.
- Election calendar: Compare next year’s notices and acclamation process with AB 1892 before dates are announced.
- Reserve planning: Ask what the current 30-year cash-flow projection shows and discuss a measured response where needed.
A short, dated status sheet in the board packet will help everyone work from the same version of the law. Our California law resources and financial management approach can support the conversation. If your board wants help organizing the work into a realistic management plan, request a proposal.
Sources checked October 6, 2026: California Legislature bill status for AB 739, AB 1684, SB 222, AB 1892, AB 2050, AB 2035, SB 1238, AB 2439, SB 1007, AB 1903, and AB 1184. General information only; consult qualified counsel for association-specific legal advice.