These updates directly impact HOA boards, architectural committees, property managers, and homeowners across California. Associations that do not review and update their procedures risk noncompliance, delayed approvals, and potential enforcement exposure under the Davis-Stirling Act.
Summary of New and Updated Laws Impacting California HOAs
Below is a practical overview of the most significant 2026 California HOA law changes and what boards need to know to remain compliant.
Electric Vehicle (EV) Charging Station Rules (SB 770 – Civil Code §4745)
Existing law regulates the installation and use of electric vehicle charging stations located in common areas or exclusive use common areas. Prior to SB 770, homeowners were required to provide an insurance policy naming the association as an additional insured.
What changed in 2026:
SB 770 amends Civil Code §4745 to remove the requirement that the association be named as an additional insured on the owner’s insurance policy.
Who this affects:
HOA boards, property managers, and homeowners requesting EV charging stations.
Disaster Rebuild Protections After a Declared Emergency (SB 625 – Civil Code §§4752, 4766)
SB 625 adds Civil Code §§ 4752 and 4766 and strengthens homeowner protections following a qualifying disaster.
Key changes:
- HOA governing document provisions are void and unenforceable if they prohibit or effectively prohibit a homeowner from rebuilding a residence damaged or destroyed by a qualifying disaster.
- Rebuilds must be substantially similar to the original structure.
- Prevailing homeowners may recover attorney fees when enforcing these rights.
Who this affects:
HOA boards, architectural committees, and homeowners rebuilding after fires, floods, or other qualifying disasters.
HOA Architectural Review Timelines for Disaster Rebuilds (Civil Code §4766)
Civil Code §4766 also imposes mandatory architectural review procedures and timelines for disaster-related rebuild applications.
Key requirements include:
- Deadlines for determining application completeness
- Timelines for approval or written revision requests
- Procedures for handling appeals
- Limits on repeated hearings
- Attorney’s fees for prevailing applicants
Who this affects:
Architectural review committees and boards responsible for post-disaster approvals.
HOA Election Notice and Ballot Procedure Changes (AB 1170 – Civil Code §5115)
AB 1170 amends Civil Code §5115 and updates and clarifies election procedures for director elections and recall elections.
Key clarifications include:
- Required general notice timing
- Mandatory notice content, including candidate lists and ballot deadlines
- Disclosure requirements for reconvened meetings and reduced quorum thresholds
- Coordination with electronic secret ballot elections, where used
👉 Download the HOA Election Notice and Ballot Compliance Checklist from Davis-Stirling-Act.ai (coming soon).
Who this affects:
HOA boards, election inspectors, and managing agents.
Expanded HOA Association Records and Disclosure Requirements (SB 410 – Civil Code §5200)
SB 410 expands and clarifies what qualifies as “association records” under the Davis-Stirling Act.
Association records now expressly include:
- Specified financial and governance records
- Written board approvals
- Enhanced records such as credit card statements
- Association election materials
- All inspector’s reports compiled under Civil Code §5551
These records are now expressly subject to member inspection and production requirements under Civil Code §5210.
Who this affects:
HOA boards, managers, and members requesting access to association records.
HOA Record Inspection and Production Deadlines (SB 410 – Civil Code §5210)
SB 410 also amends Civil Code §5210 and clarifies how long association records must be available and how quickly HOAs must respond to inspection requests.
Key timelines:
- 10 business days for records from the current fiscal year
- 30 calendar days for records from the prior two fiscal years
Who this affects:
HOA boards and management companies responsible for records compliance.
Exterior Elevated Element (EEE) Inspection Report Disclosure Requirements (SB 410 – Civil Code §§4525, 4528, 5551)
SB 410 amends Civil §§4525, 4528, 5551 and adds new disclosure obligations related to exterior elevated element (EEE) inspections, such as balconies, decks, walkways, and stairways.
What changed:
- Sellers must provide prospective purchasers with a copy of the most recent EEE inspection report prepared under Civil Code §5551 as part of the required transfer disclosure package.
- Civil Code §4528 is amended to update the statutory document-fee disclosure form to reflect this added requirement.
👉 Download the latest HOA Document Ordering Form template from Davis-Stirling-Act.ai (coming soon)
Who this affects:
HOA boards, sellers, escrow professionals, and prospective buyers.
Final Thoughts
The California HOA law changes taking effect in 2026 focus less on creating new programs and more on procedural fairness, enforceability, and transparency, particularly in disaster recovery, elections, records access, and structural safety reporting.
To ensure compliance, HOA boards should review and update their:
- Architectural review procedures
- Election notices and timelines
- Records-retention and inspection policies
- EV charging station standards
These amendments affect how inspections are documented, enforced, and retained, not the original inspection deadlines. Boards should consult legal counsel or qualified professionals when updating policies to reflect these changes.
References & Footnotes
- California Legislative Information. Article 2. Transfer Disclosure [4525].
- California Legislative Information. Article 2. Transfer Disclosure [4528].
- California Legislative Information. Article 1. Protected Uses [4745].
- California Legislative Information. Article 1. Protected Uses [4752].
- California Legislative Information. Article 2. Modification of Separate Interest [4766].
- California Legislative Information. Article 4. Member Election [5115]
- California Legislative Information. Article 5. Record Inspection [5200]
- California Legislative Information. Article 5. Record Inspection [5210]
- California Legislative Information. Article 3. Reserve Planning [5551]
