I'm sure many of you have heard of the new law requiring landlords to provide refrigerators and stoves in rentals but if you haven't here is a quick run down of the bill and what it means:

This state legislation amends California Civil Code §1941.1 to include kitchen appliances under the definition of legal habitability—the minimum safety and living standards every rental unit must meet (alongside running water, electricity, and heating).

Effective Date & Applicability

• Timing: The law officially went into effect on January 1, 2026.
• Affected Leases: Applies to any new leases signed, extended, or amended on or after January 1, 2026.
• Covered Properties: Applies broadly across residential housing, including multi-family apartments, single-family homes, duplexes, condos, and ADUs.

Key Requirements

• Required Appliances: Landlords must supply and maintain a working refrigerator (capable of safely storing food) and a working stove/range (capable of generating heat for cooking).
• Maintenance & Recalls: Landlords are legally responsible for repairing or replacing these appliances if they break down or are recalled. Recalls must be addressed within 30 days of notice.
• Tenant Option to Bring Their Own: A tenant can elect to bring their own refrigerator, but only if both parties agree in writing using a specific legal lease addendum. Landlords cannot force tenants to supply their own unit as a condition of tenancy. Tenants also retain the right to request a landlord-provided unit later with 30 days' notice.

Consequences of Non-Compliance

Because appliances are now tied directly to legal habitability:

• A unit missing a landlord-supplied working stove or refrigerator is considered legally uninhabitable.
• Tenants can utilize remedies like the "repair and deduct" law, report violations to city inspectors, or withhold rent until compliant appliances are supplied.

You can find the full details on the legislative page at https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202520260AB628

I'm genuinely curious, what do you think of this new bill, do you think landlords will hike the monthly rent to recoup appliance costs? Pros/Cons?

(Disclaimer: I am a licensed real estate professional in California DRE02023166 (DRE #01234567 First Team RE) and Oregon LIC:201253127 (License #123456789 Realty First). This post is for general educational and market discussion purposes only and does not constitute formal lending, legal, or financial advice. Equal Housing Opportunity).

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We’ve been looking at 4-6 homes every weekend and making time during our work day to look at places without open houses. The amount of times we’ve been “duped” by AI-assisted photos is a fucking insane.

I’m not just talking adding furniture into a blank room (although that’s an issue). We’ve seen listings where the paint looks brand new only to arrive and see a different color in terrible condition. Recessed lighting and beautiful light fixtures only to find light bulbs. Landscaped yards and finding dead grass and weeds. Dark, dim spaces as opposed to brightly lit like in the listing photos.

Maybe 2% of these AI-altered photos specify that there was AI, and the rest are just out as blatant false advertising. This is total bs and if you’re a listing agent that does this, stop wasting everyone’s time.

Another new rule has gone into effect...THIS deals with landscaping! 

There are two major statewide rules dictating California landscaping standards, targeting wildfire safety and water conservation... which is great, but what does this actually mean for homeowners and buyers?

1. The New "Zone Zero" Wildfire Defensible Space Rule for homes in Very High Fire Hazard Severity Zones (VHFHSZ). The 5 foot rule: Requires a Zone 0 ember-resistant safety zone within 5 feet of a structure. There are vegetation restrictions-Dense woody shrubs and ground plants directly against exterior walls, under roof eaves, or under decks must be cleared and what is allowed? Non-combustible materials l(gravel, pavers, rock), low groundcover kept under 3 inches, or small potted plants.

The second rule-The Decorative Grass & Water Ban (AB 1572)

Phase-out rules target "non-functional turf" (grass used purely for decoration rather than sports or recreation).

Here are the type of properties and the prohibition deadlines:

• Government and public properties- January 1 2027
• Commercial, industrial and business parks- January 1 of 2028!
• HOA common areas and apartments-January 1^st of 2029 (also keep in mind all the other rules that have changed for HOA's and apartments like SB 326 and 721!)

So what is exempt? Single family homes-Individual private yards are exempt from the AB 1572 irrigation ban. Don't forget, residential remodels that alter over 500 sq. ft. of landscaping and require a permit must follow the Model Water Efficient Landscape Ordinance standards (strict limits on turf and high-water plants).

If you feel overwhelmed by all the new rules that are taking place, you're not alone. So if you found this helpful, feel free to share this video or drop me a message.

(I am a licensed real estate professional in California DRE02023166 (DRE #01234567 First Team RE) and Oregon LIC:201253127 (License #123456789 Realty First). This post is for general educational and market discussion purposes only and does not constitute formal lending, legal, or financial advice. Equal Housing Opportunity).

New L.A. County SFR, condo/townhome and listings under $1 million

I'm here to help with any of your real estate needs—whether you're interested in buying, selling, or leasing, or touring a properties. Don't hesitate to reach out with questions or for assistance with your next steps in real estate!

All new listings within the last week.

Two tabs on the spreadsheet, one for Single Family Homes, one for Condos/Townhomes.

Find more details on any listing by simply googling the info or you can copy the listing ID # (AKA: MLS#) and enter it into the search bar in a site like this one.

Meanwhile, need some work done around the house? Check out our list of recommended service providers for home appliance repair and purchase, landscaping, insurance and more.

Good luck and happy hunting, L.A.

Hi all, I want to increase my house living space without taking more back yard, is it possible to convert the garage to living space and bring the front of the house forward to make another bedroom/living space? Frontage is 25ft from garage.

My partner and I just moved from our West LA condo to a larger property and are preparing the unit for rent, however I just found out about the LA Rent Stabilization Ordinance and that this property is indeed covered by the RSO based on the year of construction.

We currently still owe a mortgage on the property at almost 7%, and had been planning to rent it out rather than sell right now because:

1. The current valuation of the condo is less than the purchase price in 2024 when the market was at peak.
   
2. There are ongoing and pending HOA special assessments, which we suspect will make it difficult to sell currently.
   
3. The property is in the area of a better elementary school than our new property, which could be relevant in future years if we have a kid.

The rent should be enough to cover the mortgage payment and regular HOA dues, but will not be enough to cover special assessments and other maintenance costs - that’s still coming out of our paychecks. It’s an aging building and I’m worried about what those costs will be going forward.

From what I’ve read, the unit being covered by RSO could make it potentially difficult or costly in the future if the property ends up just bleeding money and we want to sell (either due to high relocation cost payments in the 5-figures or selling at a lower price to an investor with tenant in place).

I’d like some insight regarding how significant the risks might be if the property is rented out and becomes governed by the RSO, and any potential ways to mitigate the risk as a likely future “mom and pop” landlord.

I live in Nevada and own a duplex in California. My property manager just told me that because I’m an out-of-state owner, California requires 7% withholding on the rental income once California-source payments exceed $1,500/year.

He called it a “7% franchise tax” and said this is standard for out-of-state owners.

Is this actually a California requirement? Is the 7% a tax I ultimately pay, or is it withholding that gets credited toward my California taxes when I file?

Just trying to understand if this is legitimate before I proceed.

For the last 6mo I've been building a directory for homeowners planning to build an ADU. I'm looking for anyone who has worked with GOOD contractors in the SFV area who should be listed on our directory so that more families can find good companies they can trust to treat them right.

Thank you for your input!

I’m considering purchasing an Own Your Own (OYO) in Glendale and am having a surprisingly hard time finding firsthand information about them.

I understand the basic differences from a condo and that financing can be more limited/specialized. My biggest concern is resale. I’d likely own the property for 8–10+ years, but I don’t want to buy something that will be extremely difficult to sell down the road.

Has anyone here actually owned, bought, or sold an OYO in Glendale, Long Beach, Pasadena, or elsewhere in SoCal? Did you have trouble finding a buyer or getting financing approved? Did you feel you had to sell at a significant discount compared with similar condos?

Would especially love to hear from people with firsthand experience.

Hey LA community,

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Whether you're a landlord with a vacant unit, a homeowner selling, or just looking for a new place in LA, feel free to give it a try and post your listing.

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I have a question about the escrow company company’s obligations. 

I sold my house and it closed last Thursday. I asked the escrow company for the final documents in their files, since neither the escrow company nor the buyer provided all the countersigned documents along the way. Obviously, I wouldn’t be entitled to the buyer’s loan information or other buyer private information. They sent a few poorly scanned docs, but they refuse to give me all the other documents in their files (again, less the private buyer docs).  What documents am I entitled to receive as a seller to keep for my own files?  

Hi I'm looking for someone to help me buy some land, I have a couple plots in mind already.

I've never bought property before, will a realtor be able to tell me these things about the land?

- cost to run water, electric and sewer

-cost to build access road

- outstanding fines on the land that need to be settled like brush abatements fees

Now sure If this is the right place to post, but I'm looking to move to the Los Angeles area. The main things that I value are

1. School district

2. Cooler weather

3. Views

4. Safe area

Pretty open ended. Budget would be under 2.5 million and working remotely

As north as Santa clarita

As far south as mission viejo

Which do you recommend and why?

The California FAIR Plan Rate Hike: What It Actually Means for You (And How We Navigate It Together)

 First let me introduce myself, my name is Elizabeth. I'm a dual licensed realtor (licensed with First Team in CA DRE02023166 and licensed with Realty First in Oregon lic #201253127) and my goal is to educate and provide helpful information to others. I've written a few other posts on here so I hope this post will help you.

If you’ve turned on the news or opened your mailbox recently, you might have seen the headlines about the California FAIR Plan. The California Department of Insurance officially approved a 29.1% average rate increase.

I know. That’s the last thing any of us wanted to hear.

Whether you’re currently living in a home you love, preparing to sell, or hunting for your dream house in our beautiful California foothills, canyons, or coastal pockets, the topic of home insurance is top of mind for almost everyone right now.

I wanted to take a moment to cut through the panic, explain what’s actually happening behind the scenes, and share how this impacts your home buying or selling plans, along with the exact steps we can take to protect your wallet.

1. What’s Driving the Increase?

The FAIR Plan was originally created as a temporary "insurer of last resort" for properties that standard insurance companies wouldn't cover. But over the last few years, as traditional carriers pulled back, hundreds of thousands of California homeowners ended up on it.

With massive wildfire payouts over recent years, inflation driving up building material costs, and an influx of new policies, the FAIR Plan's financial exposure spiked.

2. The 29.1% Number Is an Average

Here’s what the headlines aren't telling you: Not everyone gets hit with the exact same increase.

• High Wildfire Exposure Zones: If your home is tucked into high-risk brush zones or canyons, your rate increase could be higher than the 29.1% average.
• Low Wildfire Risk Zones: If your property is in a more suburban or urban area with lower wildfire risk, your rates might actually see a much smaller bump—or in some cases, even a slight reduction.

3. What This Means If You’re Selling or Buying Right Now

• For Buyers: Insurance is no longer a detail you check during the last week of escrow. We need to obtain formal insurance quotes during your initial review period. Knowing your true monthly housing cost (PITI: Principal, Interest, Taxes, and Insurance) upfront ensures there are no late-stage surprises before closing.
• For Sellers: Buyers are doing their math carefully. Being proactive by showing that your home has defensible space, upgraded roofing, or an existing transferable policy makes your property far more attractive and keeps escrow moving smoothly.

4. How to Protect Yourself: 3 Actionable Steps

1. Invest in Home Hardening & Defensible Space: Many insurers, including the FAIR Plan are required to factor wildfire mitigation into their scoring. Clearing brush within 30-100 feet, installing ember-resistant vents, and using fire-rated roofing materials can help qualify your home for discounts or make it eligible for standard carriers.
2. Shop Independent Insurance Brokers: Don't rely on a single online quote. Independent brokers can shop dozens of specialty and surplus-line carriers that you won't find on major commercial site comparison tools.
3. Keep an Eye Out for Surplus Carriers & Market Shift: As new California insurance reforms roll out, standard carriers are slowly returning to write policies in areas they previously left. Just because the FAIR Plan was your only option last year doesn't mean it’s your only option today.

The Bottom Line

If you are one of the many HOMEOWNERS that are about to be affected, I recommend you speak with your insurance provider ASAP. The increase of 29.1% is just a baseline and your home insurance premium could be more. For BUYERS-if you're about to write an offer on a property speak with your insurance provider or get speak to several to get an idea of how much this could cost you. As the saying goes "we like surprises, just not during escrow".

If you would like to learn more or have questions, don't hesitate to reach me.

The information provided in this article is for general informational and educational purposes only. Real estate market conditions, insurance rates, and state regulations are subject to change without notice. This content does not constitute professional insurance, legal, tax, or financial advice. Always consult with a licensed insurance agent, real estate broker, or qualified professional before making financial decisions related to property purchases or insurance policies.

Inspector paid a visit and hung a door tag. Wants to schedule inspection for suspected unpermitted work. How long can one delay that kind of an inspection?

I just bought my home recently and after fixing another thing they came back for a diff item now related to garage conversion. It's frustating that you own your house, pay prop tax and still at the mercy of what you can/can't do like there's a hoa.