In the world of California rental property, the only constant is change. If you own or manage property in Humboldt County—from the Victorian flats of Eureka to the redwoods of Arcata—staying current isn't just a good habit; it’s a legal necessity.

As of 2026, several significant updates have reshaped the landlord-tenant landscape. At Rentor, we believe in proactive compliance to protect your investment and your peace of mind. Here is what you need to know about the latest legal shifts.

Security Deposit Limits: The "One-Month" Rule (AB 12)

The days of collecting "first, last, and deposit" are largely behind us. Under Assembly Bill 12, which went fully into effect recently, landlords are generally prohibited from requesting a security deposit that exceeds one month’s rent, regardless of whether the unit is furnished or unfurnished.

• The Small Landlord Exception: You may still collect up to two months' rent if you meet specific criteria:
• You are a natural person or an LLC where all members are natural persons.
• You own no more than two residential rental properties with a combined total of no more than four units.
• 2026 Update (AB 414): A new law now allows for more flexibility in returning these deposits. Landlords and tenants can now mutually agree—at any time during the tenancy—to handle security deposit refunds and itemized statements electronically.

Tenant Protection Act & SB 567: Stricter "Just Cause"

The Tenant Protection Act (AB 1482) remains the standard for rent caps and evictions, but Senate Bill 567 (The Homelessness Prevention Act) has added layers of accountability for "no-fault" evictions:

• Owner Move-Ins: If you or a family member move into the unit, the person must move in within 90 days and occupy the home as their primary residence for at least 12 consecutive months.
• Substantial Remodel: You can no longer evict a tenant for minor repairs. To qualify as "substantial," the work must require a permit and necessitate the tenant's absence for at least 30 days. 
• Strict Penalties: Violating these rules can make you liable for three times the actual damages, plus attorney fees.

New Habitability Standards: Stoves & Fridges (AB 628)

Starting January 1, 2026, California has expanded the definition of "habitability."

• Mandatory Appliances: For any lease entered into or renewed after the start of 2026, landlords are now generally required to provide and maintain a working stove and refrigerator.
• Repair Timeline: If a tenant provides written notice that one of these appliances has failed, you have 30 days to repair or replace it to remain in compliance with state housing standards.

Humboldt County Short-Term Rental (STR) Ordinance

Humboldt County’s specific STR laws have evolved. Following the lifting of the moratorium, the county has implemented a cap system to preserve local housing stock:

• The 2% Cap: In the Coastal Greater Humboldt Bay Area (Trinidad, McKinleyville, etc.), STRs are capped at 2% of the housing stock.
• The 5% Cap: Most inland areas are capped at 5%.
• The Shelter Cove Exception: Shelter Cove remains one of the few areas with no cap on short-term rentals, though permits are still strictly required.
• Occupancy & Rules: New amendments now clarify that overnight occupancy cannot exceed two people per bedroom plus one additional person (excluding children under 12).

Micro-Mobility: Renting to Tenants with e-Bikes (SB 712)

You cannot flat-out ban e-bikes or scooters. SB 712 prevents landlords from prohibiting tenants from storing and charging one personal micro-mobility device per occupant.

• Safety Standards: The device must meet UL 2849 (for e-bikes) or UL 2272 (for scooters) safety standards.
• The Insurance Alternative: If the device does not meet these safety standards, you can require the tenant to maintain an insurance policy covering the device and potentially prohibit them from charging it inside the unit.

Staying Compliant

Navigating these changes—from electronic deposit returns to new appliance mandates—can be a full-time job. At Rentor, we handle the compliance so you can focus on your returns.

Would you like us to review your current lease agreement to ensure it meets the 2026 habitability and security deposit standards?

Sources:

• California Legislative Information - AB 12 (Security Deposits)
• California Department of Justice - Tenant Protection Act (SB 567)
• Humboldt County Code - Short-Term Rental Ordinance (§ 314-60)
• California SB 712 - Personal Micromobility Devices
• California AB 628 - Required Appliances in Rental Units

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Information verified 3/12/26 BNH

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