2025 brought HOAs four new bills signed by Gov. Gavin Newsom, one which took effect July 1, and three that start Jan. 1.
Assembly Bill 130
The first 2025 bill affecting California HOAs was AB 130, a major housing bill that until the last moment had nothing to do with HOAs.
However, one business day before the bill was to be approved on the Senate and House floors, Sen. Aisha Wahab on June 27 was able to slip into the bill major changes in HOA disciplinary process.
The bill was signed by the governor and became law immediately on July 1. The changes were not well considered, and it will take some time to figure out how to deal with gaps in the law. The change that received the most media attention was the limitation on non-safety related fines to $100 per violation. Other elements of the bill have been discussed twice previously in this column.
Senate Bill 410
Senate Bill 410 was supported by the California Association of Realtors and makes a simple but important clarification in the law regarding disclosures of condominium “balcony inspection” reports.
Although Civil Code 5551, requiring inspections and reports on certain “elevated exterior elements” (not only balconies), already states that the reports are part of the HOA’s reserve study per Civil Code 5551(f), and despite the fact that reserve information items including the reserve study were already part of the annual budget report per Civil Code 5300((b)(2-7), some had argued that inspection reports need not be disclosed to homeowners or prospective buyers.
SB 410 ends that debate by adding to the list of disclosures required by Civil Code 4525 to be given to prospective buyers a new item 11 – “A copy of the report issued pursuant to the most recent inspection conducted pursuant to Section 5551.”
Senate Bill 625
Senate Bill 625 addresses the rebuilding of homes destroyed by declared disasters, creating new Civil Code Sections 4752 and 4766.
Section 4752 will in 2026 require HOAs to allow rebuilding of a home which is “substantially similar” to the destroyed home. “Substantially similar” is defined as no more than 10% larger and 10% higher than the previous home, complying with applicable codes, and in the same location as the prior structure.
The statute will not apply to most condominiums, since the HOA typically rebuilds those and since condominiums are normally defined by a recorded condominium plan. Therefore the statute primarily affects planned developments.
The new section 4766 prescribes a process for HOAs to follow on such home rebuilding applications.
Senate Bill 770
SB 770 makes a small but logical change to Civil Code Section 4745, regarding installation by homeowners of electric vehicle charging stations in common area or exclusive use common area spaces (so, mainly applying to condominium associations).
Previously, the law at Civil 4745(f)(1)(C) required applicants to provide the HOA an “additional insured certificate naming the HOA as insured on the applicant’s insurance policy covering the charging station. However, some homeowners had difficulty obtaining this insurance.
The new law eliminates the requirement that homeowners obtain an “additional named insured” certificate naming the HOA as insured.
On to see what the Legislature brings us in 2026!
To review bills or statutes, go to leginfo.legislature.ca.gov, California’s official website.
Richardson is a fellow of the College of Community Association Lawyers and partner of Richardson Ober LLP, a California law firm known for community association advice. Submit column questions to kelly@roattorneys.com.
