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<ns0:Id>20250AB__257998AMD</ns0:Id>
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<ns0:ActionText>INTRODUCED</ns0:ActionText>
<ns0:ActionDate>2026-02-20</ns0:ActionDate>
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<ns0:ActionText>AMENDED_ASSEMBLY</ns0:ActionText>
<ns0:ActionDate>2026-03-16</ns0:ActionDate>
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<ns0:SessionYear>2025</ns0:SessionYear>
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<ns0:MeasureType>AB</ns0:MeasureType>
<ns0:MeasureNum>2579</ns0:MeasureNum>
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<ns0:AuthorText authorType="LEAD_AUTHOR">Introduced by Assembly Member Petrie-Norris</ns0:AuthorText>
<ns0:Authors>
<ns0:Legislator>
<ns0:Contribution>LEAD_AUTHOR</ns0:Contribution>
<ns0:House>ASSEMBLY</ns0:House>
<ns0:Name>Petrie-Norris</ns0:Name>
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<ns0:Title>An act to amend Sections 5850 and 5855 of the Civil Code, relating to common interest developments.</ns0:Title>
<ns0:RelatingClause>common interest developments</ns0:RelatingClause>
<ns0:GeneralSubject>
<ns0:Subject>Common interest developments: discipline.</ns0:Subject>
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<html:p>Existing law, the Davis-Stirling Common Interest Development Act, governs the formation and operation of common interest developments. Existing law requires that a common interest development be managed by an association.</html:p>
<html:p>Existing law requires the board of an association, if the association adopts or has adopted a policy imposing any monetary penalty on any association member for a violation of the governing documents, to adopt and distribute to each member a schedule of the monetary penalties that may be assessed for those violations, as provided. Existing law prohibits a monetary penalty for a violation of the governing documents from exceeding the lesser of the amount stated in the schedule that is in effect at the time of the violation
or $100 per violation, except if the violation might result in an adverse health or safety impact on the common area or another association member’s property, as specified.</html:p>
<html:p>This bill would remove the exception if the violation might result in an adverse health or safety impact on the common area or another association member’s property, and would, instead, except if the violation might result in, among other things, certain fire or environmental hazards, including the storage of any flammable or combustible material in a common area.</html:p>
<html:p>Existing law requires the board to notify a member in writing at least 10 days before a meeting to consider or impose discipline or a monetary charge on a member, as specified. Existing law requires the board to give a member the opportunity to cure a violation prior to the meeting, and prohibits the board from imposing discipline if the member cures the violation prior to
the meeting or, if curing the violation would take longer than the time between the notice provided and the meeting, the member provides financial commitment to cure the violation.</html:p>
<html:p>This bill would specify that a member engaged in habitual, repeated, or continuing violations is not deemed to have cured a violation simply because the violation is not occurring at the time of the hearing.</html:p>
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<ns0:Preamble>The people of the State of California do enact as follows:</ns0:Preamble>
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<ns0:Num>SECTION 1.</ns0:Num>
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Section 5850 of the
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is amended to read:
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<ns0:Num>5850.</ns0:Num>
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<html:p>
(a)
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If an association adopts or has adopted a policy imposing any monetary penalty, including any fee, on any association member for a violation of the governing documents, including any monetary penalty relating to the activities of a guest or tenant of the member, the board shall adopt and distribute to each member, in the annual policy statement prepared pursuant to Section 5310, a schedule of the monetary penalties that may be assessed for those violations, which shall be in accordance with authorization for member discipline contained in the governing documents. Monetary penalties shall be reasonable.
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<html:p>
(b)
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Any new or revised monetary penalty that is adopted after complying with subdivision (a) may be included in a supplement that is delivered to the members
individually, pursuant to Section 4040.
</html:p>
<html:p>
(c)
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A monetary penalty for a violation of the governing documents shall not exceed the lesser of the following:
</html:p>
<html:p>
(1)
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The monetary penalty stated in the schedule of monetary penalties or supplement that is in effect at the time of the violation.
</html:p>
<html:p>
(2)
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One hundred dollars ($100) per violation.
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<html:p>
(d)
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Notwithstanding subdivision (c), the board may impose a penalty stated in the schedule of monetary penalties or supplement that is in effect at the time of the violation that is greater than one hundred dollars ($100) per
violation, if the violation may result in any of the following:
</html:p>
<html:p>
(1)
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Any of the following fire or environmental hazards:
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<html:p>
(A)
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The storage of any flammable or combustible material in a common area.
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<html:p>
(B)
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The obstruction of a fire lane.
</html:p>
<html:p>
(C)
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The tampering or otherwise disabling of a fire alarm, smoke detector, fire extinguisher, or fire sprinkler.
</html:p>
<html:p>
(D)
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Smoking in any location within the community.
</html:p>
<html:p>
(E)
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The use of open flames in any area in which the use of open flames is prohibited.
</html:p>
<html:p>
(F)
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The improper discharge of chemicals or hazardous waste in the community.
</html:p>
<html:p>
(G)
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The failure to abide by any fire hardening and setback requirements.
</html:p>
<html:p>
(H)
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The flying of drones over common areas or another person’s lot or condominium.
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<html:p>
(2)
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Any of the following issues with respect to architectural improvements:
</html:p>
<html:p>
(A)
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The unauthorized construction of improvements or alterations, or the creation of unstable structures.
</html:p>
<html:p>
(B)
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The exposure or installation of wiring or electrical components that is not in compliance with any applicable code requirements.
</html:p>
<html:p>
(C)
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The removal of any safety features, including the removal of railings or barriers from decks.
</html:p>
<html:p>
(3)
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Any of the following issues with respect to animals:
</html:p>
<html:p>
(A)
<html:span class="EnSpace"/>
The keeping of a pet in the community that poses a danger to persons, other pets, or property.
</html:p>
<html:p>
(B)
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The keeping of a pet in the community that is determined by a public animal control agency to be vicious or potentially dangerous.
</html:p>
<html:p>
(C)
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The failure to keep any pet under control.
</html:p>
<html:p>
(D)
<html:span class="EnSpace"/>
The failure to pick up or properly dispose of pet waste in the common area or on another owner’s lot.
</html:p>
<html:p>
(E)
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The keeping of prohibited animals within the community.
</html:p>
<html:p>
(4)
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Any of the following with respect to maintenance:
</html:p>
<html:p>
(A)
<html:span class="EnSpace"/>
The stockpiling or excessive storage of items visible from the common area or outside the lot or condominium that poses fire or health risks.
</html:p>
<html:p>
(B)
<html:span class="EnSpace"/>
The accumulation of trash or debris, which results in a sanitation risk and attracts rodents or other pests.
</html:p>
<html:p>
(C)
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The visible growth of mold or mildew on exterior walls or roofs, which could impact neighboring lots or condominiums.
</html:p>
<html:p>
(D)
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The accumulation of standing water to remain or pool, which poses risks of reproduction among mosquitoes or other pests.
</html:p>
<html:p>
(5)
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Any of the following damages with respect to common areas:
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<html:p>
(A)
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The cutting down, removal, or modification of trees, plants, or other landscaping or vegetation in a common area.
</html:p>
<html:p>
(B)
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The riding of bicycles, e-bikes, or other related motorized vehicles in a dangerous and unsafe manner, or otherwise in violation of
the governing documents, in a common area.
</html:p>
<html:p>
(C)
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The dumping or otherwise discharging of water or other fluids onto a common area, resulting in obstructions in the community.
</html:p>
<html:p>
(D)
<html:span class="EnSpace"/>
The placement of personal items within a common area, including, but not limited to, on walkways, sidewalks, trails, or emergency exit paths.
</html:p>
<html:p>
(E)
<html:span class="EnSpace"/>
The placement of toys, games, or sports equipment in a common area or on another owner’s property when not in use, resulting in tripping hazards or the obstruction of traffic.
</html:p>
<html:p>
(F)
<html:span class="EnSpace"/>
The obstruction of tree limbs or overgrown landscaping into the sidewalks and streets of a common area.
</html:p>
<html:p>
(6)
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Either of the following violent acts:
</html:p>
<html:p>
(A)
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Any physical acts or threats by residents or guests, including, but not limited to, harassment or stalking by residents, members, or association employees or vendors.
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<html:p>
(B)
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The discharging of a weapon.
</html:p>
<html:p>
(7)
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A violation of a short-term rental policy that is for a period of 30 days or less.
</html:p>
<html:p>
(e)
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A late charge or interest shall not be charged to a member for a monetary penalty.
</html:p>
<html:p>
(f)
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An association shall provide a copy of the most recently distributed schedule of monetary penalties, along with any applicable supplements to that schedule, to any member upon request.
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<ns0:Num>SEC. 2.</ns0:Num>
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Section 5855 of the
<ns0:DocName>Civil Code</ns0:DocName>
is amended to read:
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<ns0:Num>5855.</ns0:Num>
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<html:p>
(a)
<html:span class="EnSpace"/>
When the board is to meet to consider or impose discipline upon a member, or to impose a monetary charge as a means of reimbursing the association for costs incurred by the association in the repair of damage to the common area and facilities caused by a member or the member’s guest or tenant, the board shall notify the member in writing, by either personal delivery or individual delivery pursuant to Section 4040, at least 10 days prior to the meeting.
</html:p>
<html:p>
(b)
<html:span class="EnSpace"/>
The notification shall contain, at a minimum, the date, time, and place of the meeting, the nature of the alleged violation for which a member may be disciplined or the nature of the damage to the common area and facilities for which a monetary charge may be imposed, and a statement that the member has a
right to attend and may address the board at the meeting. The board shall meet in executive session if requested by the member.
</html:p>
<html:p>
(c)
<html:span class="EnSpace"/>
(1)
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A member shall have the opportunity to cure the violation prior to the meeting. The board shall not impose discipline in either of the following circumstances:
</html:p>
<html:p>
(A)
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The member cures the violation prior to the meeting.
</html:p>
<html:p>
(B)
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If curing the violation would take longer than the time between the notice provided pursuant to subdivision (a) and the meeting, the member provides financial commitment to cure the violation.
</html:p>
<html:p>
(2)
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A member engaged in habitual, repeated, or continuing violations is not deemed to have cured a violation simply because the violation is not occurring at the time of the hearing.
</html:p>
<html:p>
(d)
<html:span class="EnSpace"/>
If the board and the member are not in agreement after the meeting, a member shall have
the opportunity to request internal dispute resolution pursuant to Section 5910.
</html:p>
<html:p>
(e)
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If the board and the member are in agreement after the meeting, the board shall draft a written resolution. The written resolution, signed by the board and the member of the dispute pursuant to procedures not in conflict with the law or governing documents, binds the association and is judicially enforceable.
</html:p>
<html:p>
(f)
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If the board imposes discipline on a member or imposes a monetary charge on the member for damage to the common area and facilities, the board shall provide the member with a written notification of the decision, by either personal delivery or individual delivery pursuant to Section 4040, within 14 days following the action.
</html:p>
<html:p>
(g)
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A disciplinary action or the imposition of a monetary charge for damage to the common area shall
not be effective against a member unless the board fulfills the requirements of this section.
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