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<ns0:Id>20250SB__043695AMD</ns0:Id>
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<ns0:History>
<ns0:Action>
<ns0:ActionText>INTRODUCED</ns0:ActionText>
<ns0:ActionDate>2025-02-18</ns0:ActionDate>
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<ns0:Action>
<ns0:ActionText>AMENDED_SENATE</ns0:ActionText>
<ns0:ActionDate>2025-04-21</ns0:ActionDate>
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<ns0:ActionText>AMENDED_SENATE</ns0:ActionText>
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<ns0:ActionText>AMENDED_ASSEMBLY</ns0:ActionText>
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<ns0:ActionText>AMENDED_ASSEMBLY</ns0:ActionText>
<ns0:ActionDate>2025-06-18</ns0:ActionDate>
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<ns0:LegislativeInfo>
<ns0:SessionYear>2025</ns0:SessionYear>
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<ns0:MeasureType>SB</ns0:MeasureType>
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<ns0:AuthorText authorType="LEAD_AUTHOR">Introduced by Senator Wahab</ns0:AuthorText>
<ns0:AuthorText authorType="PRINCIPAL_COAUTHOR_OPPOSITE">(Principal coauthor: Assembly Member Mark González)</ns0:AuthorText>
<ns0:Authors>
<ns0:Legislator>
<ns0:Contribution>LEAD_AUTHOR</ns0:Contribution>
<ns0:House>SENATE</ns0:House>
<ns0:Name>Wahab</ns0:Name>
</ns0:Legislator>
<ns0:Legislator>
<ns0:Contribution>PRINCIPAL_COAUTHOR</ns0:Contribution>
<ns0:House>ASSEMBLY</ns0:House>
<ns0:Name>Mark González</ns0:Name>
</ns0:Legislator>
</ns0:Authors>
<ns0:Title>An act to amend Sections 791 and 1942.4 of the Civil Code, and to amend Sections 1161 and 1161.5 of the Code of Civil Procedure, relating to civil actions. </ns0:Title>
<ns0:RelatingClause>civil actions</ns0:RelatingClause>
<ns0:GeneralSubject>
<ns0:Subject>Unlawful detainer: notice to terminate tenancy.</ns0:Subject>
</ns0:GeneralSubject>
<ns0:DigestText>
<html:p>Existing law prescribes summary procedures for actions to obtain possession of real property. Existing law authorizes a landlord to serve a notice of termination of tenancy on a tenant who is in default in the payment of rent. The notice must permit the tenant at least 3 days, excluding weekends and judicial holidays, to pay the amount that is in default and due. If the tenant does not pay the amount stated in the 3-day notice to pay rent or quit after its expiration, the landlord may file a complaint for unlawful detainer against the tenant to obtain possession of the premises.</html:p>
<html:p>This bill would extend the notice period described above, to terminate a tenancy on a tenant who is in default in the payment of rent, to permit the tenant at least 14 days, excluding weekends and judicial holidays, to pay the amount that is in default and due. The
bill would also make conforming changes.</html:p>
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<ns0:DigestKey>
<ns0:VoteRequired>MAJORITY</ns0:VoteRequired>
<ns0:Appropriation>NO</ns0:Appropriation>
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<ns0:ImmediateEffect>NO</ns0:ImmediateEffect>
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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 791 of the
<ns0:DocName>Civil Code</ns0:DocName>
is amended to read:
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<ns0:LawSection id="id_731CC2DC-5F28-42AD-8DCF-79357258F655">
<ns0:Num>791.</ns0:Num>
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<ns0:Content>
<html:p>Whenever the right of reentry is given to a grantor or a lessor in any grant or lease or otherwise, such reentry may be made at any time after the right has accrued, upon the required notice, as provided in Sections 1161 and 1162 of the Code of Civil Procedure; provided, however, that
said notice shall not be required in cases where the hiring of real property is for a term not specified by the parties and where such hiring was terminated under and in accordance with the provisions of Section 1946.</html:p>
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<ns0:BillSection id="id_66A2FB62-218C-4A2A-8C56-F80FE4C4E4B3">
<ns0:Num>SEC. 2.</ns0:Num>
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Section 1942.4 of the
<ns0:DocName>Civil Code</ns0:DocName>
is amended to read:
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<ns0:LawSection id="id_7E16A974-59B2-41A3-96BB-1CB50B256A1F">
<ns0:Num>1942.4.</ns0:Num>
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<html:p>
(a)
<html:span class="EnSpace"/>
A landlord of a dwelling may not demand rent, collect rent, issue a notice of a rent increase, or issue a notice to pay rent or quit pursuant to subdivision (2) of Section 1161 of the Code of Civil Procedure, if all of the following conditions exist prior to the landlord’s demand or notice:
</html:p>
<html:p>
(1)
<html:span class="EnSpace"/>
The dwelling substantially lacks any of the affirmative standard characteristics listed in Section 1941.1 or violates Section 17920.10 of the Health and Safety Code, or is deemed and declared substandard as set forth in Section 17920.3 of the Health and Safety Code because conditions listed in that section exist to an extent that endangers the life, limb, health, property, safety, or welfare of
the public or the occupants of the dwelling.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
A public officer or employee who is responsible for the enforcement of any housing law, after inspecting the premises, has notified the landlord or the landlord’s agent in writing of the landlord’s obligations to abate the nuisance or repair the substandard conditions.
</html:p>
<html:p>
(3)
<html:span class="EnSpace"/>
The conditions have existed and have not been abated 35 days beyond the date of service of the notice specified in paragraph (2) and the delay is without good cause. For purposes of this subdivision, service shall be complete at the time of deposit in the United States mail.
</html:p>
<html:p>
(4)
<html:span class="EnSpace"/>
The conditions were not caused by an act or omission of the tenant or lessee in violation of Section 1929 or 1941.2.
</html:p>
<html:p>
(b)
<html:span class="EnSpace"/>
(1) A landlord who violates this section is liable to the tenant or lessee for the actual damages sustained by the tenant or lessee and special damages of not less than one hundred dollars ($100) and not more than five thousand dollars ($5,000).
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
The prevailing party shall be entitled to recovery of reasonable attorney’s fees and costs of the suit in an amount fixed by the court.
</html:p>
<html:p>
(c)
<html:span class="EnSpace"/>
Any court that awards damages under this section may also order the landlord to abate any nuisance at the rental dwelling and to repair any substandard conditions of the rental dwelling, as defined in Section 1941.1, which significantly or materially affect the health or safety of the occupants of the rental dwelling and are uncorrected.
If the court orders repairs or corrections, or both, the court’s jurisdiction continues over the matter for the purpose of ensuring compliance.
</html:p>
<html:p>
(d)
<html:span class="EnSpace"/>
The tenant or lessee shall be under no obligation to undertake any other remedy prior to exercising the tenant’s rights under this section.
</html:p>
<html:p>
(e)
<html:span class="EnSpace"/>
Any action under this section may be maintained in small claims court if the claim does not exceed the jurisdictional limit of that court.
</html:p>
<html:p>
(f)
<html:span class="EnSpace"/>
The remedy provided by this section may be utilized in addition to any other remedy provided by this chapter, the rental agreement, lease, or other applicable statutory or common law. This section does not require any landlord to comply with this section if the landlord pursues
the landlord’s rights pursuant to Chapter 12.75 (commencing with Section 7060) of Division 7 of Title 1 of the Government Code.
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<ns0:Num>SEC. 3.</ns0:Num>
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Section 1161 of the
<ns0:DocName>Code of Civil Procedure</ns0:DocName>
, as amended by Section 6 of Chapter 287 of the Statutes of 2024, is
amended to read:
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<ns0:LawSection id="id_6AB4C671-89CA-4644-AC1F-F473DDAA35BB">
<ns0:Num>1161.</ns0:Num>
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<html:p>A tenant of real property, for a term less than life, or the executor or administrator of the tenant’s estate heretofore qualified and now acting or hereafter to be qualified and act, is guilty of unlawful detainer:</html:p>
<html:p>
1.
<html:span class="EnSpace"/>
When the tenant continues in possession, in person or by subtenant, of the property, or any part thereof, after the expiration of the term for which it is let to the tenant; provided the expiration is of a nondefault nature however brought about without the permission of the landlord, or the successor in estate of the landlord, if applicable; including the case where the person to be removed became the occupant of the premises as a servant, employee, agent, or licensee and the relation of
master and servant, or employer and employee, or principal and agent, or licensor and
licensee, has been lawfully terminated or the time fixed for occupancy by the agreement between the parties has expired; but nothing in this subdivision shall be construed as preventing the removal of the occupant in any other lawful manner; but in case of a tenancy at will, it shall first be terminated by notice, as prescribed in the Civil Code.
</html:p>
<html:p>
2.
<html:span class="EnSpace"/>
When the tenant continues in possession, in person or by subtenant, without the permission of the landlord, or the successor in estate of the landlord, if applicable, after default in the payment of rent, pursuant to the lease or agreement under which the property is held, and 14 days’ notice, excluding Saturdays and Sundays and other judicial holidays, in writing, requiring its payment, stating the amount that is due, the name, telephone number, and address of the person to whom
the rent payment shall be made, and, if payment may be made personally, the usual days and hours that person will be available to receive the payment (provided that, if the address does not allow for personal delivery, then it shall be conclusively presumed that upon the mailing of any rent or notice to the owner by the tenant to the name and address provided, the notice or rent is deemed received by the owner on the date posted, if the tenant can show proof of mailing to the name and address provided by the owner), or the number of an account in a financial institution into which the rental payment may be made, and the name and street address of the institution (provided that the institution is located within five miles of the rental property), or if an electronic funds transfer procedure has been previously established, that payment may be made pursuant to that procedure, or possession of the
property, shall have been served upon the tenant and if there is a subtenant in actual occupation of the premises, also upon the subtenant.
</html:p>
<html:p>The notice may be served at any time within one year after the rent becomes due. In all cases of tenancy upon agricultural lands, if the tenant has held over and retained possession for more than 60 days after the expiration of the term without any demand of possession or notice to quit by the landlord or the successor in estate of the landlord, if applicable, the tenant shall be deemed to be holding by permission of the landlord or successor in estate of the landlord, if applicable, and shall be entitled to hold under the terms of the lease for another full year, and shall not be guilty of an unlawful detainer during that year, and the holding over for that period shall be taken and construed as a consent on the part of a tenant
to hold for another year.</html:p>
<html:p>
3.
<html:span class="EnSpace"/>
When the tenant continues in possession, in person or by subtenant, after a neglect or failure to perform other conditions or covenants of the lease or agreement under which the property is held, including any covenant not to assign or sublet, than the one for the payment of rent, and three days’ notice, excluding Saturdays and Sundays and other judicial holidays, in writing, requiring the performance of those conditions or covenants, or the possession of the property, shall have been served upon the tenant, and if there is a subtenant in actual occupation of the premises, also, upon the subtenant. Within three days, excluding Saturdays and Sundays and other judicial holidays, after the service of the notice, the tenant, or any subtenant in actual occupation of the premises, or any mortgagee of the term, or other
person interested in its continuance, may perform the conditions or covenants of the lease or pay the stipulated rent, as the case may be, and thereby save the lease from forfeiture; provided, if the conditions and covenants of the lease, violated by the lessee, cannot afterward be performed, then no notice, as last prescribed herein, need be given to the lessee or the subtenant, demanding the performance of the violated
conditions or covenants of the lease.
</html:p>
<html:p>A tenant may take proceedings, similar to those prescribed in this chapter, to obtain possession of the premises let to a subtenant or held by a servant, employee, agent, or licensee, in case of that person’s unlawful detention of the premises underlet to or held by that person.</html:p>
<html:p>
4.
<html:span class="EnSpace"/>
Any tenant, subtenant, or executor or administrator of that person’s estate heretofore qualified and now acting, or hereafter to be qualified and act, assigning or subletting or committing waste upon the demised premises, contrary to the conditions or covenants of the lease, or maintaining, committing, or permitting the maintenance or commission of a nuisance upon the demised premises or using the premises for an unlawful purpose, thereby terminates the lease, and
the landlord, or the landlord’s successor in estate, shall upon service of three days’ notice to quit upon the person or persons in possession, be entitled to restitution of possession of the demised premises under this chapter. For purposes of this subdivision, a person who commits or maintains a public nuisance as described in Section 3482.8 of the Civil Code, or who commits an offense described in subdivision (c) of Section 3486 of the Civil Code, or uses the premises to further the purpose of that
offense shall be deemed to have committed a nuisance upon the premises.
</html:p>
<html:p>
5.
<html:span class="EnSpace"/>
When the tenant gives written notice as provided in Section 1946 of the Civil Code of the tenant’s intention to terminate the hiring of the real property, or makes a written offer to surrender which is accepted in writing by the landlord, but fails to deliver possession at the time specified in that written notice, without the permission of the landlord, or the successor in estate of the landlord, if applicable.
</html:p>
<html:p>
6.
<html:span class="EnSpace"/>
A landlord or its agent shall not charge a tenant a fee for serving, posting, or otherwise delivering any notice, as described in this section.
</html:p>
<html:p>
7.
<html:span class="EnSpace"/>
As used in this section, “tenant” includes any person who hires
real property except those persons whose occupancy is described in subdivision (b) of Section 1940 of the Civil Code.
</html:p>
<html:p>
8.
<html:span class="EnSpace"/>
This section shall become operative on February 1, 2025.
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<ns0:Num>SEC. 4.</ns0:Num>
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Section 1161.5 of the
<ns0:DocName>Code of Civil Procedure</ns0:DocName>
is amended to read:
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<ns0:LawSection id="id_EA107611-7EFB-451B-AA28-696AD77BD0F0">
<ns0:Num>1161.5.</ns0:Num>
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<html:p>When the notice required by Section 1161 states that the lessor or the landlord may elect to declare the forfeiture of the lease or rental agreement, that declaration shall be nullified and the lease or rental agreement shall remain in effect if the lessee or tenant performs within the time for performance required by Section 1161 or if the breach is waived by the lessor or the landlord after service of the notice.</html:p>
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