A quick rundown of the Davis-Stirling bills currently moving through the California Legislature, and what they mean for homeowners like you.
Fees & transparency
AB 739 — Know what your management company charges
Jackson · Passed Assembly, now in Senate
Your HOA board would be required to review a detailed breakdown of management fees every year — base fees, optional service charges, and reimbursable expenses — and share that breakdown with any member who asks. No more mystery invoices buried in the budget.
Cooling systems
AB 1684 — Your HOA can’t block you from staying cool
Ward · Moving through Assembly committees
Any HOA rule that bans or restricts portable ACs, window units, swamp coolers, heat pumps, or other cooling systems in your home would be void and unenforceable. Already the rule in mobile home parks — this extends the same protection to CID homeowners.
Energy upgrades
SB 908 — Replace your windows without HOA sign-off
Wiener · Moving through Senate
HOA governing documents could no longer prohibit or restrict replacing existing windows with California Energy Code-compliant ones. Local governments would also be required to approve these permits administratively, with no discretionary hearing needed.
Fines & discipline
AB 2579 — Clearer rules on when HOAs can fine you more than $100
Petrie-Norris · In Assembly committee
The $100-per-violation fine cap stays, but the exceptions get spelled out in detail: fire hazards, dangerous pets, short-term rental violations, threats or harassment, and more. It also clarifies that habitual repeat offenders can’t claim they “cured” a violation just because they stopped temporarily.
Owner rights
AB 2439 — HOAs can’t restrict your use of public roads
B. Rubio · In Assembly committee
Governing documents that restrict how members use public roads would be void — except where local public health or safety rules require it. The bill also adds a $1,000 personal penalty against board members who fail to follow proper lien procedures before going after a homeowner.
Meetings & records
AB 1184 — Better notice and records from your board
Patterson · Passed Assembly, now in Senate
Emergency rule changes must now include the actual rule text and its expiration date — not just a vague notice. Meeting recordings become official records. Vote counts must appear in the minutes. And the board can’t charge you for emailing documents it already has in digital form.
EV charging
SB 1276 — Simpler insurance rules for EV chargers
Allen · In Senate committee
Removes the requirement that your EV charger insurance policy name the HOA as an additional insured. The association can still ask you to sign a maintenance and indemnity agreement — but the insurance hurdle gets lower.
Agent accountability
SB 1238 — Management companies owe you a fiduciary duty
Wahab · In Senate committee
Redefines “agent” under California civil law to include HOA management companies — meaning they’d owe a legal fiduciary duty to both the board and individual members. Boards would also be barred from using reserve funds to fund lawsuits against homeowners.
Common Interest 
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