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	<ns0:Description>
		<ns0:Id>20250SB__065897AMD</ns0:Id>
		<ns0:VersionNum>97</ns0:VersionNum>
		<ns0:History>
			<ns0:Action>
				<ns0:ActionText>INTRODUCED</ns0:ActionText>
				<ns0:ActionDate>2025-02-20</ns0:ActionDate>
			</ns0:Action>
			<ns0:Action>
				<ns0:ActionText>AMENDED_SENATE</ns0:ActionText>
				<ns0:ActionDate>2025-03-26</ns0:ActionDate>
			</ns0:Action>
			<ns0:Action>
				<ns0:ActionText>AMENDED_SENATE</ns0:ActionText>
				<ns0:ActionDate>2025-04-10</ns0:ActionDate>
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		<ns0:LegislativeInfo>
			<ns0:SessionYear>2025</ns0:SessionYear>
			<ns0:SessionNum>0</ns0:SessionNum>
			<ns0:MeasureType>SB</ns0:MeasureType>
			<ns0:MeasureNum>658</ns0:MeasureNum>
			<ns0:MeasureState>AMD</ns0:MeasureState>
		</ns0:LegislativeInfo>
		<ns0:AuthorText authorType="LEAD_AUTHOR">Introduced by Senator Pérez</ns0:AuthorText>
		<ns0:Authors>
			<ns0:Legislator>
				<ns0:Contribution>LEAD_AUTHOR</ns0:Contribution>
				<ns0:House>SENATE</ns0:House>
				<ns0:Name>Pérez</ns0:Name>
			</ns0:Legislator>
		</ns0:Authors>
		<ns0:Title>An act to add and repeal Article 1.6 (commencing with Section 1102.50) of Chapter 2 of Title 4 of Part 4 of Division 2 of the Civil Code, relating to real property. </ns0:Title>
		<ns0:RelatingClause>real property</ns0:RelatingClause>
		<ns0:GeneralSubject>
			<ns0:Subject>Real property impacted by the 2025 Eaton or Palisades Fires: notification of owner’s intent to sell.</ns0:Subject>
		</ns0:GeneralSubject>
		<ns0:DigestText>
			<html:p>Existing law establishes various real estate disclosure requirements applicable to the transfer of residential real property. On January 7, 2025, the Governor proclaimed a state of emergency to exist in the Counties of Los Angeles and Ventura due to fire and windstorm conditions that caused multiple fires, including the Eaton and Palisades Fires.</html:p>
			<html:p>This bill would require the County of Los Angeles to develop a process for specified governmental or nonprofit organizations
			 to notify the county of their interest in purchasing specified types of real property located within an area impacted by the Eaton or Palisades Fires. The bill would require the county to maintain on its internet website
			 a list of the organizations that have provided the county with that notification. By imposing new duties on the County of Los Angeles, the bill would impose a state-mandated local program. The bill would allow the owner of property subject to the bill’s
			 provisions to notify the County of Los Angeles or an organization on the county’s list of the owner’s intent to sell the </html:p>
			<html:p>property, as specified. The bill would
			 repeal its provisions 6 years following the expiration of the last declared disaster or state of emergency resulting from the Eaton or Palisades Fires. The bill would make related findings and declarations.</html:p>
			<html:p>This bill would make legislative findings and declarations as to the necessity of a special
			 statute for the County of Los Angeles.</html:p>
			<html:p>The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement.</html:p>
			<html:p>This bill would provide that, if the Commission on State Mandates determines that the bill contains costs mandated by the state, reimbursement for those costs shall be made pursuant to the statutory provisions noted above.</html:p>
		</ns0:DigestText>
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			<ns0:VoteRequired>MAJORITY</ns0:VoteRequired>
			<ns0:Appropriation>NO</ns0:Appropriation>
			<ns0:FiscalCommittee>YES</ns0:FiscalCommittee>
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	</ns0:Description>
	<ns0:Bill id="bill">
		<ns0:Preamble>The people of the State of California do enact as follows:</ns0:Preamble>
		<ns0:BillSection id="id_1624F7FF-A705-4C5F-A67C-171B67ACFF4A">
			<ns0:Num>SECTION 1.</ns0:Num>
			<ns0:ActionLine action="IS_ADDED" ns3:href="urn:caml:codes:CIV:caml#xpointer(%2Fcaml%3ALawDoc%2Fcaml%3ACode%2Fcaml%3ALawHeading%5B%40type%3D'DIVISION'%20and%20caml%3ANum%3D'2.'%5D%2Fcaml%3ALawHeading%5B%40type%3D'PART'%20and%20caml%3ANum%3D'4.'%5D%2Fcaml%3ALawHeading%5B%40type%3D'TITLE'%20and%20caml%3ANum%3D'4.'%5D%2Fcaml%3ALawHeading%5B%40type%3D'CHAPTER'%20and%20caml%3ANum%3D'2.'%5D%2Fcaml%3ALawHeading%5B%40type%3D'ARTICLE'%20and%20caml%3ANum%3D'1.6.'%5D)" ns3:label="fractionType: LAW_SPREAD||commencingWith: 1102.50" ns3:type="locator">
				Article 1.6 (commencing with Section 1102.50) is added to Chapter 2 of Title 4 of Part 4 of Division 2 of the 
				<ns0:DocName>Civil Code</ns0:DocName>
				, to read:
			</ns0:ActionLine>
			<ns0:Fragment>
				<ns0:LawHeading id="id_B85F6081-694A-42F5-BB40-E12243E5C8C0" type="ARTICLE">
					<ns0:Num>1.6.</ns0:Num>
					<ns0:LawHeadingVersion id="id_1218FCAA-FE4C-4D8B-A320-9EC2B7E43DFC">
						<ns0:LawHeadingText>Post Disaster Community Stabilization Act</ns0:LawHeadingText>
					</ns0:LawHeadingVersion>
					<ns0:LawSection id="id_AEEC15F9-6DF4-4A34-9D93-41BD2F075F1E">
						<ns0:Num>1102.50.</ns0:Num>
						<ns0:LawSectionVersion id="id_E0E8B153-8B46-4005-9EC9-7851CD140D43">
							<ns0:Content>
								<html:p>The Legislature finds and declares all of the following:</html:p>
								<html:p>
									(a)
									<html:span class="EnSpace"/>
									On January 7, 2025, a state of emergency was declared in the Counties of Los Angeles and Ventura due to the Palisades Fires and severe windstorm conditions, which resulted in multiple additional wildfires, including the Eaton, Hurst, Lidia, Sunset, Woodley, and Hughes Fires. These wildfires devastated communities across the greater Los Angeles area, burning over 47,900 acres and destroying or damaging more than 16,250 structures, including homes, small businesses, schools, childcare facilities, and places of worship.
								</html:p>
								<html:p>
									(b)
									<html:span class="EnSpace"/>
									These fires have destroyed entire neighborhoods and communities, uprooting families that have called these places
						  home for generations, destroying businesses that owners have struggled and sacrificed to build, and disrupting community ties that cannot be easily reestablished.
								</html:p>
								<html:p>
									(c)
									<html:span class="EnSpace"/>
									Recovery from this disaster requires more than just rebuilding homes, structures, and the physical infrastructure that has been lost, but also entails preservation of community ties and the culture that grew and flourished in neighborhoods devastated by these fires.
								</html:p>
								<html:p>
									(d)
									<html:span class="EnSpace"/>
									Homeowners, faith leaders, and business property owners have reported receiving unsolicited offers to purchase their property, which in many instances represent their life savings and family legacies.
								</html:p>
								<html:p>
									(e)
									<html:span class="EnSpace"/>
									Real estate investment firms are seeking to buy distressed properties from fire victims who are currently overwhelmed by the overlapping hardships of bureaucratic hurdles, financial
						  burdens, and the trauma of destruction, displacement, and profound loss.
								</html:p>
								<html:p>
									(f)
									<html:span class="EnSpace"/>
									If land is lost to speculation, the communities harmed by these fires risk losing their unique assets and culture, which only exacerbates an already disproportionate impact on Black families who built generational wealth and created a sanctuary in Altadena after being redlined out of other parts of the region.
								</html:p>
								<html:p>
									(g)
									<html:span class="EnSpace"/>
									Local residents and organizations are already working to acquire and temporarily steward land until a community-driven plan is in place, offering a community-based option for those who decide to sell their property.
								</html:p>
								<html:p>
									(h)
									<html:span class="EnSpace"/>
									California has an interest in preventing displacement and loss of community assets and culture following a disaster, and ensuring community-based organizations have opportunities to acquire and hold property to
						  increase access to affordable housing, homeownership opportunities, and community-serving small businesses.
								</html:p>
								<html:p>
									(i)
									<html:span class="EnSpace"/>
									The anticommunity displacement mechanism and protections contained in the provisions of this act are necessary to assure that communities are kept whole following catastrophic wildfires and to prevent permanent displacement of communities following these devastating events.
								</html:p>
							</ns0:Content>
						</ns0:LawSectionVersion>
					</ns0:LawSection>
					<ns0:LawSection id="id_592069A4-0CBC-474B-9F45-F000515D0697">
						<ns0:Num>1102.52.</ns0:Num>
						<ns0:LawSectionVersion id="id_80ED1EC9-8A36-4790-AC09-BEF25937C7A2">
							<ns0:Content>
								<html:p>For purposes of this article, the following definitions apply:</html:p>
								<html:p>
									(a)
									<html:span class="EnSpace"/>
									“2025 Los Angeles Fire Impact Area” means the ZIP Codes within the fire perimeter of the Eaton or Palisades Fires, as determined by the Department of Forestry and Fire
						  Protection’s disaster assessment maps.
								</html:p>
								<html:p>
									(b)
									<html:span class="EnSpace"/>
									“Declared disaster” or “state of emergency” includes any of the following:
								</html:p>
								<html:p>
									(1)
									<html:span class="EnSpace"/>
									A state of emergency or disaster declared by the federal government.
								</html:p>
								<html:p>
									(2)
									<html:span class="EnSpace"/>
									A state of emergency proclaimed by the Governor pursuant to
						  Section 8625 of the Government Code.
								</html:p>
								<html:p>
									(3)
									<html:span class="EnSpace"/>
									A local emergency proclaimed by a local governing body or official pursuant to Section 8630 of the Government Code.
								</html:p>
								<html:p>
									(c)
									<html:span class="EnSpace"/>
									“Real property” means any of the following:
								</html:p>
								<html:p>
									(1)
									<html:span class="EnSpace"/>
									A single-family residential property.
								</html:p>
								<html:p>
									(2)
									<html:span class="EnSpace"/>
									A multifamily residential property.
								</html:p>
								<html:p>
									(3)
									<html:span class="EnSpace"/>
									A mobilehome park, as defined in Section 798.4.
								</html:p>
								<html:p>
									(4)
									<html:span class="EnSpace"/>
									A manufactured housing community, as defined in Section 18210.7 of the Health and
						  Safety Code.
								</html:p>
								<html:p>
									(5)
									<html:span class="EnSpace"/>
									A mixed-use residential and commercial property.
								</html:p>
								<html:p>
									(6)
									<html:span class="EnSpace"/>
									Commercial property.
								</html:p>
								<html:p>
									(d)
									<html:span class="EnSpace"/>
									“Qualified entity” means an organization that has provided notice to the
						  County of Los Angeles, pursuant to Section 1102.56.
								</html:p>
								<html:p>
									(e)
									<html:span class="EnSpace"/>
									“State of emergency” has the same meaning as in Section 8558 of the Government Code.
								</html:p>
							</ns0:Content>
						</ns0:LawSectionVersion>
					</ns0:LawSection>
					<ns0:LawSection id="id_5F5C0E93-E16F-4510-A324-9657C9D7B273">
						<ns0:Num>1102.54.</ns0:Num>
						<ns0:LawSectionVersion id="id_2CF5601F-BFD6-46E1-AE52-BD0A53B44C36">
							<ns0:Content>
								<html:p>An owner of real property located within the 2025 Los Angeles Fire Impact Area may send the County of Los Angeles or a qualified entity a notice of the owner’s intent to sell the property.</html:p>
								<html:p>
									(a)
									<html:span class="EnSpace"/>
									The notice described in this section may include all of the following, as applicable:
								</html:p>
								<html:p>
									(1)
									<html:span class="EnSpace"/>
									The location and a description of the real property.
								</html:p>
								<html:p>
									(2)
									<html:span class="EnSpace"/>
									The unit number or other designation of each rental unit of the real property.
								</html:p>
								<html:p>
									(3)
									<html:span class="EnSpace"/>
									The number of bedrooms and bathrooms in each residential rental unit.
								</html:p>
								<html:p>
									(4)
									<html:span class="EnSpace"/>
									For commercial real property, the square footage.
								</html:p>
								<html:p>
									(5)
									<html:span class="EnSpace"/>
									The annual expenses for the real property, including, but not limited to, management, insurance, utilities, and maintenance costs.
								</html:p>
								<html:p>
									(6)
									<html:span class="EnSpace"/>
									If the owner opted into Los Angeles County Public Works’ Government-Run Debris Removal Program, a copy of the Right of Entry form and other available documentation of cleanup.
								</html:p>
								<html:p>
									(7)
									<html:span class="EnSpace"/>
									If the owner opted out of Los Angeles County Public Works’ Government-Run Debris Removal Program, a copy of the opt-out form and, if applicable, a copy of the Right of Entry withdrawal form.
								</html:p>
							</ns0:Content>
						</ns0:LawSectionVersion>
					</ns0:LawSection>
					<ns0:LawSection id="id_453E99AC-3FBC-42A0-90D0-649C8540EA8D">
						<ns0:Num>1102.56.</ns0:Num>
						<ns0:LawSectionVersion id="id_1C5DC2DA-B902-4E4D-B6FC-CD79DE781CA2">
							<ns0:Content>
								<html:p>
									(a)
									<html:span class="EnSpace"/>
									The County of Los Angeles shall develop a process by which any of the organizations described in subdivision (b) may notify the county of their interest in purchasing
						  real property pursuant to this article.
								</html:p>
								<html:p>
									(b)
									<html:span class="EnSpace"/>
									The following types of organizations may submit a notification pursuant to subdivision (a):
								</html:p>
								<html:p>
									(1)
									<html:span class="EnSpace"/>
									A local public entity, as defined in Section 50079 of the Health and Safety Code.
								</html:p>
								<html:p>
									(2)
									<html:span class="EnSpace"/>
									A nonprofit corporation with all of the following attributes:
								</html:p>
								<html:p>
									(A)
									<html:span class="EnSpace"/>
									It has a determination letter from the Internal Revenue Service affirming its tax-exempt status pursuant to Section 501(c)(3) of the Internal Revenue Code and is not a private foundation as that term is defined in Section 509 of the Internal Revenue Code.
								</html:p>
								<html:p>
									(B)
									<html:span class="EnSpace"/>
									It has its principal place of business in California.
								</html:p>
								<html:p>
									(C)
									<html:span class="EnSpace"/>
									The primary residences of all board members are located in California.
								</html:p>
								<html:p>
									(D)
									<html:span class="EnSpace"/>
									One of its primary activities is the development and preservation of affordable rental housing or affordable homeownership opportunities in California, if the organization acquires residential real property, or the development and preservation of small businesses in California if the organization acquires fire-damaged commercial real property.
								</html:p>
								<html:p>
									(E)
									<html:span class="EnSpace"/>
									It is registered and in good standing with the Attorney General’s Registry of Charitable Trusts, pursuant to the Supervision of Trustees and Fundraisers for Charitable Purposes Act
						  (Article 7 (commencing with Section 12580) of Chapter 6 of Part 2 of Division 3 of Title 2 of the Government Code).
								</html:p>
								<html:p>
									(3)
									<html:span class="EnSpace"/>
									A limited partnership in which the managing general partner is a nonprofit corporation meeting all of the requirements of paragraph (2).
								</html:p>
								<html:p>
									(4)
									<html:span class="EnSpace"/>
									A limited liability company wholly owned by a community land trust or by one or more nonprofit corporations meeting all of the requirements of paragraph (2).
								</html:p>
								<html:p>
									(5)
									<html:span class="EnSpace"/>
									A community land trust, as defined in clause (ii) of subparagraph (C) of paragraph (11) of subdivision (a) of Section 402.1 of the Revenue and Taxation Code.
								</html:p>
								<html:p>
									(c)
									<html:span class="EnSpace"/>
									The
						  County of Los Angeles shall maintain on its internet website an up-to-date listing of all organizations that have submitted a notification pursuant to subdivision (a).
								</html:p>
							</ns0:Content>
						</ns0:LawSectionVersion>
					</ns0:LawSection>
					<ns0:LawSection id="id_EF49D74E-52DE-43A0-A666-66E724CF81C5">
						<ns0:Num>1102.58.</ns0:Num>
						<ns0:LawSectionVersion id="id_7DBFFF03-5D09-413A-A658-0FD00AC841A3">
							<ns0:Content>
								<html:p>This article shall be repealed six years following the expiration of the last declared disaster or state of emergency resulting from the Eaton or Palisades Fire.</html:p>
							</ns0:Content>
						</ns0:LawSectionVersion>
					</ns0:LawSection>
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			</ns0:Fragment>
		</ns0:BillSection>
		<ns0:BillSection id="id_D8CD0422-252F-4029-8895-F0FDFE37A3C6">
			<ns0:Num>SEC. 2.</ns0:Num>
			<ns0:Content>
				<html:p>The Legislature finds and declares that a special statute is necessary and that a general statute cannot be made applicable within the meaning of Section 16 of Article IV of the California Constitution because of the need to prevent displacement and promote community stewardship of land in the communities that faced widespread destruction from the Palisades Fire, Eaton Fire, and windstorm conditions.</html:p>
			</ns0:Content>
		</ns0:BillSection>
		<ns0:BillSection id="id_946EE3B9-765D-4611-A229-5BF9D1CD3FAA">
			<ns0:Num>SEC. 3.</ns0:Num>
			<ns0:Content>
				<html:p>If the Commission on State Mandates determines that this act contains costs mandated by the state, reimbursement to local agencies and school districts for those costs shall be made pursuant to Part 7 (commencing with Section 17500) of Division 4 of Title 2 of the Government Code.</html:p>
			</ns0:Content>
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	</ns0:Bill>
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