By Robert M. DeNichilo, CCAL, Founder of DeNichilo Law, APC, and CLAC Legislative Co-Chair
As the 2026 California legislative session continues, CAI-CLAC is tracking several bills that could affect the day-to-day operations of community associations across the state. The current proposals touch on several core areas for boards and managers, including governance, reserve funding, elections, owner discipline, utilities, and energy-related improvements.
For board members and community managers, the practical issues are familiar: how associations fund major repairs, conduct elections, enforce rules, and respond to changing state policy. Several of this year’s bills would directly affect those responsibilities if enacted.
Below is a summary of the key bills CAI-CLAC has identified as priorities, along with CLAC’s current positions.
Assembly Bills
AB 1184 (Patterson)
AB 1184 addresses association management and meeting procedures. The bill covers several topics, including rule amendments and meeting minute requirements, but the most impactful aspect of the bill would prohibit a majority of directors from using a series of communications of any kind, directly or through intermediaries, to discuss, deliberate on, or take action on association business within the board’s authority, except in an emergency, while still permitting certain informational and ministerial communications. CAI-CLAC is neutral on the bill at this stage and continues to monitor it.
AB 1684 (Ward)
AB 1684 concerns cooling systems in common interest developments. It would render unenforceable any governing document, architectural guideline, or policy that restricts or prohibits the installation, upgrade, replacement, or use of cooling systems, subject to limited exceptions. The bill would also expose associations to liability for actual damages and civil penalties of up to $2,000 for willful violations. CAI-CLAC opposes the bill unless amended.
AB 1892 (Davies)
AB 1892 would clarify when an association is responsible for restoring interrupted gas, heat, water, or electrical service if the interruption originates in the common area, unless the governing documents provide otherwise. The bill also addresses several election related issues as it would revise election procedures by addressing notice requirements for electronic voting and shortening the notice period for elections by acclamation. CAI-CLAC supports the measure.
AB 2035 (Dixon)
For qualifying senior housing developments, AB 2035 would lower the approval threshold for court approved CC&Rs amendments from more than 50 percent of the membership to more than 37 percent, provided specified conditions are met, including that the declaration has not been amended for at least 35 years. CAI-CLAC is neutral on the bill.
AB 2050 (Caloza)
AB 2050 focuses on reserve funding. As written, beginning January 1, 2032, reserve studies would be required to identify the minimum annual contribution needed to ensure reserve balances do not fall below zero over a 30-yearperiod. Associations would then be required to fund reserves at or above that level annually, with special assessment procedures applying if statutory limits are exceeded. CAI-CLAC supports the bill.
AB 2579 (Petrie-Norris)
AB 2579 attempts to address some of the issues caused by 2025’s AB 130 and would restore greater flexibility in addressing serious violations that cannot be managed effectively through a limited fine structure, and the required opportunity to cure. This bill would expand exceptions to the fine cap for violations affecting health or safety and clarify the scope of the cure exemption. CAI-CLAC supports the bill.
Senate Bills
SB 222 (Wiener)
SB 222 addresses residential heat pump water heaters and HVAC systems. It would void and render unenforceable any governing document provision that restricts or prohibits the replacement of gas appliances with electric appliances, including heat pump systems. CAI-CLAC opposes this bill.
SB 1007 (Menjivar)
In what perhaps is the most dangerous bill coming from Sacramento relating to community associations, SB 1007 would require member approval for regular assessment increases exceeding inflation. This will almost certainly lead to additional deferred maintenance and significant special assessments in the future.
SB 1007 would also impose new requirements for annual budget reports. Among other things, it would require broader disclosures describing what regular assessments fund and details surrounding management company compensation and would restrict assessment increases if those disclosures are not provided. CAI-CLAC opposes the bill unless amended.
SB 1238 (Wahab)
SB 1238 proposes broader changes related to association management. It would revise the definitions of “agent” and “management services,” expand disclosure obligations to prospective purchasers, restrict the use of reserve funds for certain legal matters, and impose additional fiduciary and operational requirements. CAI-CLAC opposes the bill.
Practical Implications
CAI-CLAC’s 2026 priority bills present a mixed picture for community associations. Some measures would clarify responsibilities, strengthen reserve planning, or restore important enforcement tools. Others would limit association discretion, expand disclosure requirements, or reduce flexibility in areas traditionally managed by boards and community managers.
For now, the most practical course is to stay informed. Boards and managers should continue to monitor these bills closely and be prepared to update policies, budgeting practices, and operational procedures if any of them are enacted.
Legislative Update Disclaimer: Legislative text, bill status, and advocacy positions can change throughout the legislative session. All content should be reviewed against current legislative status before reliance.