California HOA Laws in 2026: Your Essential Rights and Rules

You probably didn’t buy your home thinking you’d need a law degree to understand what you can and can’t do with it. But if you’re living in a homeowners association in California, you’re about to discover there’s actually a LOT you should know.

Here’s the thing: California takes HOA rules seriously. And honestly, the rules have changed a bunch recently. So whether you’re a brand new homeowner or you’ve been in an HOA for years, it’s time to get caught up.

What Is a Homeowners Association, Anyway?

Let me start with the basics. An HOA is basically a group that manages a community. Think of it like a mini government for your neighborhood.

Your HOA collects fees from you. They use that money to maintain common areas like pools, parks, and hallways. They also set rules about what you can and can’t do with your own property. They can tell you what color to paint your house, where you can park, and even what kind of plants you can grow.

Honestly, most HOAs have good intentions. They’re trying to keep property values up and the community looking nice. But sometimes they go overboard, and that’s where California laws come in to protect you.

The Davis-Stirling Act: The Main Rule Book

Here’s what you need to know first: the Davis-Stirling Common Interest Development Act serves as the primary legal framework for homeowners associations in California.

Think of this as the constitution for HOAs. Every single HOA in California has to follow it. It covers everything from how they hold elections to how they manage money to what rights you have as a homeowner.

Sound complicated? It can be. But don’t worry—we’re breaking it down into actual human language.

Your Basic HOA Rights in California

Okay, let’s talk about what’s actually yours to control.

You have the right to attend open board meetings. You also get to vote in elections. You can request to see the association’s records, and the HOA has to show them to you.

This is important: homeowners in California HOAs typically have the right to attend open board meetings, vote in elections, request association records, and receive annual financial disclosures.

The board has to tell you what’s happening with the money. They have to show you budgets. They have to explain how much they’re spending on what. This isn’t optional—it’s the law.

And here’s something a lot of people don’t realize: if an HOA rule conflicts with California law, the law wins. Always. The HOA can’t override what the state says you’re allowed to do.

What Your HOA Can and Can’t Charge You For

Let’s talk money, because honestly, that’s what people care about most.

Your HOA can charge you regular monthly or yearly assessments. These go toward maintaining common areas. They can also charge “special assessments” if something unexpected breaks and needs fixing. They can charge for amenities like pools or community centers.

But here’s the critical part: your HOA can’t just charge you whatever they want. homeowners are obligated to contribute to the financial upkeep of their community through HOA assessments and fees, governed by the association’s Declaration of Covenants, Conditions, and Restrictions (CC&Rs).

Now, if you pay late, the HOA can charge you fines. But even these have limits. fines can include attorney’s fees, interest on the total amount owed, and a late charge not to exceed 10% of the fine owed or $10, whichever is greater. Interest rates can’t go over 12% per year.

Here’s where it gets interesting: if you’re in an affordable housing complex with 20 or fewer units, there’s a brand new rule starting in 2025. new associations with more than 20 deed-restricted affordable units must limit annual regular assessment increases, which can’t exceed 5% plus the regional Consumer Price Index, with a maximum cap of 10% per year.

That’s actually a really big deal for renters and buyers in affordable units.

Recent Changes (2024-2025): What’s New?

Wait, this is the part that actually matters right now.

California has been passing a bunch of new HOA laws recently. Some of them are honestly pretty cool because they give homeowners more power. Others change how the HOA operates in ways you should definitely understand.

Electronic Voting Is Now Allowed

Starting in 2025, your HOA can run elections electronically. HOAs can now use electronic voting for electing or recalling directors, or for amending the governing documents.

But here’s the catch: not everyone has to participate. HOAs must first amend their election rules to permit owners to opt in or opt out of participating in electronic voting. So if you prefer to vote on paper, you still can.

Pretty straightforward, right?

Virtual Board Meetings Are Legal

You know how everyone started doing Zoom calls? Well, that’s legal now for HOA board meetings.

Board meetings can be held via teleconference under specific conditions that ensure homeowners and board members can participate equally, similar to in-person meetings.

This is huge for people who work weird schedules or can’t always make meetings in person. You can now participate from your couch.

Quorum Rules Changed (And This One’s Important)

Here’s where it gets a little technical, but stay with me.

A “quorum” is just the minimum number of people who have to show up to make decisions official. Historically, this was a problem. If not enough people showed up to a meeting, the HOA couldn’t hold elections or make decisions.

In 2024 and 2025, California fixed this. if the initial election fails to reach quorum, a reconvened meeting held at least 20 days later must have a statutory quorum of 20 percent of the membership, unless the association’s governing documents already allow a lower threshold.

Translation? If your HOA can’t get enough people to show up the first time, they can try again with fewer people. Democracy actually works now.

Utility Repairs Get Special Treatment

Okay, this one’s brand new and honestly kind of wild.

Imagine your building loses water service. The pipes are shared. Who has to fix it—the HOA or you? unless an HOA’s governing documents state otherwise, HOAs will be responsible for necessary maintenance, repairs, or replacement following any gas, heat, water, or electrical service interruption emanating from the common area.

And it gets better: the HOA is required to commence such repairs at least within 14 days from the date of interruption.

If the HOA doesn’t have enough money in their reserve account, they can take out an emergency loan or charge an emergency assessment without getting everyone to vote. That’s new. Pretty practical, actually.

What the HOA Can and Can’t Prohibit

Let’s talk about your personal freedoms.

Your HOA cannot tell you that you can’t display the American flag. Even if their rules say you can’t have flags, federal flag law overrides that. You can fly the flag.

an HOA cannot fine a homeowner for displaying the American flag so long as the flag is displayed in a manner consistent with federal flag display law, or displaying religious items on the entry door or entry door frame.

You also can’t be fined for displaying non-commercial signs or banners. That’s protected. Your HOA can make reasonable rules about HOW you display these things, but they can’t ban them outright.

What else? Discrimination is absolutely off-limits. discrimination within HOAs is expressly prohibited. Whether it’s based on race, religion, disability, or any protected characteristic, if your HOA does it, you can fight back legally.

Rental Properties and Your HOA

Here’s something that’s come up a lot: what if you want to rent out your house?

Increasingly, HOAs are dealing with short-term rentals and vacation properties. the 2024 California HOA laws introduce more precise guidelines and restrictions on rental arrangements, empowering HOAs to enforce policies effectively.

But wait, there’s also something cool happening with accessory dwelling units (ADUs). effective January 1, 2024, AB 1033 allows homeowners with an accessory dwelling unit (ADU) to split the lot and sell the ADU separately from the primary residence.

So if you have a granny unit or an in-law apartment, you might be able to sell it separate from your main house. This is actually a huge deal for California’s housing crisis.

Water Conservation Rules You Need to Know

California’s been dealing with droughts forever, so the state keeps adding rules about water use.

The big one? Starting in 2029, HOAs basically can’t waste water on grass that nobody uses. the statute prohibits potable water use to irrigate nonfunctional turf (turf not used for sports, walking, picnics and the like) in homeowners’ associations starting January 1, 2029.

This mostly affects community lawns and common areas. If your community has a bunch of dead grass in a corner that nobody walks on, that’s not gonna be allowed soon.

Also cool: AB 1572 mandates the use of recycled water for irrigation in non-recreational landscape areas of HOAs.

Basically, your HOA should be using recycled water for non-decorative landscaping. It’s an environmental thing, and honestly, it makes sense.

What About Property Entry and Inspections?

Here’s something that creeps people out: can the HOA just walk into your house?

The short answer is: not without your permission, generally. But most CC&Rs (the legal documents governing your HOA) do include language that lets the HOA enter your unit if they need to maintain common elements or shared utilities.

You have to get notice before they come in. Usually that’s 1-2 weeks. But check your specific CC&Rs because the rules can vary.

The exception? If there’s an emergency—like a fire or flooding—the HOA doesn’t need to give you notice. They can enter immediately.

If Your HOA Does Something Wrong

Not sure what counts as a violation of your rights? Let me break it down.

If the HOA is illegally charging you fees, you can file a complaint with the Federal Trade Commission or the Consumer Financial Protection Bureau. You can also hire your own lawyer and take them to court.

If you think the HOA is discriminating against you, you can file a complaint with the California Civil Rights Department or the U.S. Department of Housing and Urban Development.

For other complaints, you can bring a claim in state court in your county. if certain conditions have been met, you can bring a claim to the Office of the Attorney General.

Honestly, having a lawyer look at your situation is usually worth it. These things can get complicated fast.

Frequently Asked Questions

Can my HOA really fine me for painting my door?

Yes and no. Your HOA can enforce reasonable aesthetic standards. But they have to follow California law. If their rule is unreasonable or if it violates your protected rights (like a flag or religious item), you can fight it.

What happens if I don’t pay my HOA fees?

The HOA can charge you interest and late fees. They can also place a lien on your house, which means they get priority if your home is ever sold. In extreme cases, they can start foreclosure proceedings. It gets serious fast, so don’t ignore these bills.

Can my HOA prevent me from installing solar panels?

Not really. California law strongly protects your right to install solar. Your HOA can set reasonable rules about placement, but they basically can’t prohibit it.

Do I have to attend board meetings?

You have the right to attend, but you don’t have to. However, it’s honestly a good idea to go at least sometimes. These meetings affect your wallet and your property, so it helps to know what’s happening.

What if my HOA board is being totally dishonest?

You can request all financial records. You have the legal right to transparency. If you find evidence of wrongdoing, you can bring it to the board, the civil courts, or even law enforcement if there’s fraud involved.

Final Thoughts

Living in an HOA in California comes with both benefits and responsibilities. Your HOA keeps the community maintained and hopefully keeps your property value up. But in return, you have to follow their rules and pay their fees.

The good news? You have rights. California law is actually pretty protective of homeowners. You can attend meetings, see the books, vote, and challenge unfair rules.

The key is staying informed. Read your CC&Rs. Attend meetings sometimes. Know what the law actually says. Don’t just assume your HOA is right if something feels wrong.

When in doubt, look it up. Ask the board directly. Or talk to a lawyer. Your home is probably your biggest investment. It’s worth understanding the rules.

References

• Davis-Stirling Common Interest Development Act, California Civil Code – https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?division=4.&chapter=1.&part=5.&lawCode=CC
• California Secretary of State HOA Information – https://www.sos.ca.gov/administration/division-corporations
• California Attorney General Consumer Complaint Information – https://oag.ca.gov/consumer
• AB 2159 Electronic Voting in HOA Elections – https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202320240AB2159
• SB 900 Utility Service and HOA Responsibilities – https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202320240SB900
• California Water Watch: Water Conservation Rules – https://waterfootprint.org/en/about-water-footprint/
• Federal Trade Commission: HOA Complaints – https://reportfraud.ftc.gov/
• U.S. Department of Housing and Urban Development Fair Housing – https://www.hud.gov/fairhousing