As we entered 2026, new laws protecting renters went into effect across Los Angeles and California. While some of these pieces of legislation do improve the quality of life for renters, tenant rights advocates still caution that there is still plenty more work to be done.
One of the biggest changes comes from Assembly Bill (AB) 628, which requires landlords to provide all apartments with a working refrigerator and stove, and to replace or repair either appliance within 30 days. While a definite benefit to Californians, it’s a huge boon to Angelenos, who for decades have had to buy their own refrigerator when they move into an apartment.
Numerous news reports have found that across the United States, California had the highest number of apartment rental listings without a refrigerator, especially in LA and Orange counties.
Larry Gross – executive director of the Coalition for Economic Survival (CES), a nonprofit that advocates for tenants’ rights, rent control and preserving affordable housing – said this law was long overdue, as refrigerators and stoves are not luxury items, but essential for everyday families. While undoubtedly beneficial for tenants, Gross said this also works in favor of landlords.
“It makes their apartments more attractive, and it alleviates some of the burden on tenants,” Gross said. “When you move into a new apartment, you have to pay first and last month’s rent, and to be expected to pay on top of that for a refrigerator and a stove, for many people, it makes it impossible to afford that apartment. So it has tremendous economic benefits to renters.”
Another law that Gross said is long overdue is Senate Bill 610, which expands the responsibilities of landlords following natural and manmade disasters. Under this new law, landlords must remove debris and mitigate hazards like smoke damage or mold, as well as pause rent and other fees during mandatory evacuation periods.
Once repairs are complete, the law says that renters have the right to move back into the unit and requires landlords to notify tenants when the apartment is deemed safe to live in. If a unit becomes uninhabitable, any prepaid rent must be returned, and tenants can end their lease without penalties.
These new changes came a little under a year after the LA wildfires devastated the Pacific Palisades and Altadena, destroying hundreds of buildings and apartment units.
“You’re still going to have to fight with the insurance companies, as we’re seeing, but the fact is … that the burden [of cleanup] is not placed on the tenant,” Gross said.
Other notable state laws include allowing landlords to refund security deposits electronically, limiting the delay that can occur with mail delivery; closing loopholes in California’s Cartwright Act to prevent corporations from using pricing algorithms to secretly coordinate prices, which would raise costs for rent and groceries; and protecting tenants from being evicted if delays or reductions in their Social Security benefits affect rent payments – like during the government shutdown that occurred last year.
Changes have also come at the local level, as the LA City Council approved to amend the city’s Rent Stabilization Ordinance (RSO) in December 2025 for the first time in 40 years. The minimum annual rent increase has been lowered from 3% to 1%, the provision that allows for a 1-2% rent increase if the landlord pays for utilities has been eliminated and the 10% allowable rent hike for tenants adding dependents, like children and seniors, is no longer allowed.
More Protections are Needed
These are all steps in the right direction, Gross said, but maintained that there was still much more to be done. For instance, CES has fought for years for the repeal of the Ellis Act, which allows landlords to evict tenants to “go out of the rental business” – meaning they remove all of their rental units from the market.
Not to mention that the cost of essential items is becoming less and less affordable due to the tariffs under the Trump administration. Gross said this affects the families with the lowest income the most, as they pay the highest percentage of their earnings towards rent.
The situation is made even worse, particularly for immigrants, since federal immigration authorities began conducting raids throughout LA, creating a culture of fear within the community.
CES holds weekly clinics online to inform tenants of their rights, but it’s been harder this past year to get in touch with people, as so many are now unsure of whom they can trust.
“People are less willing to open doors or take action,” Gross said. “It makes it more difficult to connect with tenants who don’t want to interact with people they don’t know … so we have a greater challenge in getting the word out and assisting renters.”
To request a link for a CES clinic, email HelpingLArenters@gmail.com. Each Zoom clinic takes place on Saturday at 10 a.m.