Dream Big Property Management

05/02/2026

12/21/2025

2026 California Rental Law Compliance: Your Year-End Action Plan

As we approach 2026, California rental property investors face a more complex regulatory landscape than previous years, with multiple significant laws taking effect Jan. 1.

For Inland Empire property owners, here's your strategic compliance summary:

NEW LAWS:

* AB 628 (Appliance Requirements): All rental units must provide working stoves and refrigerators for new leases and renewals beginning Jan. 1, 2026. Refrigerator opt-out is available with a written agreement. Owners also must monitor appliance recalls and repair or replace within 30 days.

* AB 2622 (Handyman Limits): Unlicensed repairs cap has been increased to $1,000 per project, the first increase in 20 years. Though the limit is still low based on today’s prices for most repairs, it’s a welcome change from the previous cap of $500.

* AB 246 (Social Security Eviction Protection): Courts can delay or suspend eviction proceedings up to 6 months if a resident demonstrates a Social Security benefit interruption prevented them from paying rent. Strong shield for people on fixed incomes, but tough to swallow for landlords who have no protections on their end if their residents are affected.

* SB 610 (Disaster Remediation): Property owners must promptly remediate disaster-related habitability issues. Rent obligations suspended during uninhabitability or mandatory evacuations. Enacted October 2025 following Southern California wildfires.

KEEP YOUR HEAD ON A SWIVEL

Lawmakers in California typically treat rental property investors like rich fat cats, shifting the financial burdens of their renters onto them. Even though 3 out of every 4 rental properties are owned by regular people with 1-4 homes.

But at this point, frankly, landlords just need to get used to it. If you own a rental home in California, your best bet is to act like a Boy Scout – Always Be Prepared. Put plans in place to deal with the problems as they come. And when new problems appear, adapt and re-prepare.

Today, we’re here to offer some suggestions … Check out our latest video for 5 steps that Inland Empire rental home owners should take today to adjust and prepare for these new laws.

Questions about strategies to run your California rental property? DM or call 951-314-5402.

New California Rental Laws Summary | What Every Riverside CA Landlord Must KnowCalifornia passed more rental property laws this year than usual - and many ta...

12/14/2025

Hearsty Holidays

12/07/2025

California Rental Property Owners: Are You Prepared for the Unexpected?

After seeing the devastation from this year’s L.A. fires, a lot of Inland Empire rental property owners have been asking: "What happens with my rental property if there's a wildfire or an earthquake here?"

California has had laws in place for decades to protect tenants in a natural disaster, and lawmakers recently added habitability condition requirements after the Palisades and Pasadena fires this year.

The problem is, there’s not a lot of protections in place for California rental investors.

Check out this video, Part 5 of our series on California Laws Every Rental Property Owner Should Know. We summarize the current natural disaster tenant-protection laws and offer Inland Empire rental owners the 6 steps they can take right now to prepare for the worst and protect themselves.

The Takeaway: You MUST have a plan. This is not a case of IF you’ll face a disaster. It’s a case of WHEN it will happen.

Questions about disaster preparedness for your rental property? Call us at 951-314-5402 | DreamBigPM.com



https://youtu.be/AX3vmAs2djI?si=Tf2yDy6IOvReRhQe

California is an amazing place to live - but it comes with tradeoffs: earthquakes, firestorms, and lots of landlord-tenant laws. In this video, we break down...

12/02/2025

California's AB 246 Creates Financial Risk for Mom-and-Pop Rental Owners

Another new California rental law could have profound impacts on Inland Empire property owners - especially mom-and-pop investors who depend on rent to pay their own mortgages.

Assembly Bill 246 - the Social Security Tenant Protection Act – prevents an eviction for non-payment of rent if the resident relies on Social Security benefits, and they can show that their income was interrupted by forces outside their control …. Like, say, a government shutdown that halts or delays government checks.

This law, enacted in October and running through Jan. 20, 2029, covers non-payment of rent only, but the resident must show proof of three factors:

* Their Social Security benefits were terminated, delayed, or reduced.
* The interruption was NO FAULT of their own.
* And the hardship prevented them from paying rent.

If successful, the court must issue a stay of the eviction as long as 14 days AFTER the benefits are restored, up to 6 months. And that’s on top of the 3 to 4 months it took to get to that point.

And in the interim, the property owner still must maintain the home, pay all of their current expenses provided as part of the lease, make repairs when necessary, AND keep paying their own mortgage, insurance and property taxes without the benefit of the rent payments.

Of course we should make sure that people on fixed incomes are protected when politicians or government bureaucracy scrambles their lives. But this law is just another example where politicians create bigger problems than they resolve. In this case, Sacramento is again treating rental property owners like independently wealthy people who can afford to subsidize housing for other people.

Reality is, three-quarters of rental property owners are mom-and-pop investors, not hedge fund-backed mega-corporations. And lawmakers are messing with their retirements!

What’s done is done. But check out our latest video for 6 steps to protect yourself should the recent government shutdown resume in February.

Part 4 of 6: Laws Inland Empire Property Owners Need to Know AboutCalifornia's new AB 246 (The Social Security Tenant Protection Act) created a 6-month evict...

11/24/2025

California Rental Property Investors: AB 2622 Update

Even minor repairs on your California rental home can be expensive, and outdated state laws make it even worse. But finally, there’s a little relief. This year, California increased the limit you can legally pay an unlicensed handyman for minor repairs, taking into account recent inflation for home repairs.

AB 2622, enacted this year, increased the handyman work limit to $1,000 from $500 - the first such increase in 20 years.

It's a welcome change for Inland Empire rental property owners, providing flexibility for routine maintenance such as drywall repairs, faucet and light fixture replacements, mounting TVs, etc.

Licensed contractors still are required for any projects exceeding $1,000, anything that requires a building permit, and system or structural modifications.

Doubling the limit on minor repairs and maintenance is great, but it's still low. And some investors still may be tempted to hire the cheapest guy to do major jobs. That could get you in real trouble. And it's not a Smart Investor move, either.

Good investment decisions are based on the long view, not the convenient approach that feels better in the moment. Because shortcuts typically end up costing more in the long run, even if it's less out of pocket today.

Smart real estate investors protect all 5 profit centers: cash flow, appreciation, loan paydown, tax benefits, and their hedge against inflation. With those goals in mind, you're most likely to win this game.

Check out our latest video for details on the latest legal updates, in Part 3 of our series on California Laws Every Investor Should Know.

Questions about California rental law compliance? DM me or call 951-314-5402.

In Part 3 of our "Laws Every Inland Empire Investor Must Know" series:Making minor repairs is expensive - and outdated California laws made it worse by cappi...

11/18/2025

IMPORTANT UPDATE on California's AB 628 appliance law ...

LAST MONTH we detailed the passage of AB 628, which requires working stoves and refrigerators in all California rental homes, starting Jan. 1, 2026.

THIS WEEK we have an update, especially as it pertains to month-to-month tenancies going forward. This law, like most, leaves lots of unanswered questions, so talk to your attorney before you make ANY decisions (we are not attorneys and this should not be considered as legal advice.)

But there was what seemed like encouraging news from a California Association of Realtors Q&A on the topic of newly required appliances in rental homes, and when the rules would start.

Check out our video for the update, AND for a plan of action to prepare for the new law. .... hint: Black Friday appliance deals could be popular this year in California.

Details in today's video:
✅ Month-to-month vs. renewed vs. extended (Talk to your attorney)
✅ Which properties need appliances NOW vs. later
✅ Black Friday shopping strategy (save 30-50%)
✅ Recalled appliance 30-day requirement
✅ Refrigerator opt-out explained
✅ 5-step action plan
✅ ROI perspective: Better tenants, faster leasing

Have questions? Call me at 951-314-5402
Visit: https://dreambigpm.com
CA DRE Lic 01346382
Dream Big Property Management
Riverside, CA

Do I need to install appliances in my Riverside, Calif., rental homes?
Is a refrigerator required in a rental home in California?
Questions about AB 628 or Inland Empire property management?

https://youtu.be/FhHy7vcCEY8?si=bzwDVEjOzvCSyR01

IMPORTANT UPDATE on California's AB 628 appliance law ...LAST MONTH we detailed the passage of AB 628, which requires working stoves and refrigerators in all...

10/26/2025

California Rentals Now Require Refrigerator and Stove - Are You Ready?

The one constant in California rental properties is that there is no standardization.

From county to county, city to city, even neighborhood to neighborhood, people just do things differently.

One example of that dichotomy involves appliances. Renters can’t reliably assume that the home they see listed for lease will have a refrigerator, or even a stove/oven, despite the fact that everyone uses them every day. But that is about to change.

Starting Jan. 1, every rental home in California must include a working stove and refrigerator to be considered legally habitable.

AB 628, signed into law this month, applies to pretty much every traditional rental home, condo or multiunit. And it categorizes those appliances, which currently are governed by the local marketplace, to be as essential as electricity and running water.

What AB 628 requires that rental properties have:
* A stove in good working order and capable of safely cooking food.
* A refrigerator in good working order and capable of safely storing food.

When it applies:
New leases, renewals, or extensions on or after Jan. 1, 2026. Existing leases have breathing room, but only until a modification of any kind.

What smart investors are doing NOW:
1. Inventorying every property - documenting appliance condition, age, serial numbers
2. Checking CPSC.gov for recalls on existing appliances
3. Updating lease language with legal counsel
4. Budgeting for replacements (before seasonal sales disappear)
5. Planning ahead for early 2026 renewals

The Big Picture
This new law, like many, is ambiguous, and details are likely to be fleshed out over time. Meanwhile, many property owners will be scrambling to comply with the new law. ... Many of our clients provide a stove/oven, but refrigerators are less common.

The transition over the next year or so will increase owners' expenses short-term. But in the long run, we think it will be a benefit to everyone:

* Renters will find it easier to move, or relocate when they are asked to leave.
* Landlords will have a larger funnel of prospective applicants to choose from, not just those who have the requisite appliances.

The result should be shorter vacancy periods, longer tenancies, and ultimately, more profitable rental homes.

And that is a pathway to intentional investing.

Questions about compliance?

I've created a detailed video breaking down the many angles of AB 628, including exemptions, the refrigerator opt-out provision, and non-compliance penalties.

Watch the full analysis at https://youtu.be/XAWh-pIrE94?si=oX2dYlfVPxDwz9vQ

Or call me directly at 951-314-5402 - I'm happy to discuss how this impacts your specific portfolio.

Starting Jan. 1, 2026, California rental properties must include working stoves and refrigerators or they will be considered uninhabitable. Assembly Bill 628...

10/20/2025

Choosing the right renter is THE most important job in property management.

But when an eviction is required, is it reasonable to expect whoever placed that renter to pay for the attorney fees? I think it is.

Truth is, we don’t have to go with the Doomsday Scenario very often. We’ve only had to file an eviction twice in the past six years. Because we put a ton of effort into finding, screening, and approving the qualified residents.

But bad things can happen to great residents, too. Sometimes it’s a job loss. Sometimes it’s a health issue or an unexpected life event. And sometimes it’s serious enough that it leads to an eviction filing. When it happens, we stand by our results and participate in the solution.

Our No-Eviction Guarantee

If a resident we placed gets evicted for non-payment, and we’re still managing the property, we pay the initial $1,200 attorney fee to start the eviction process.

Check out the details in our latest video….

Part 8 of 8, Our Service Guarantee Series When a tenant must be evicted, should the Property Manager be responsible for at least some of the costs?We say Yes...

10/12/2025

Lease Guarantee - If They Breach the Lease, The Next One is Free

In the past 45 days, we’ve had 2 lease breaches – the residents moved out before the end of their rental agreement.

Both gave 30 days’ notice. They just still had time left on the clock, so to speak. But job relocations in each case took them out of California. Hey, what are ya gonna do, right?

Not quite right, actually.

Those renters signed a legally binding contract and have an obligation to play it out, at least financially. But at the same time, WE have an obligation to find a suitable replacement and fill that vacancy, as soon as we can. And when we do, the exited resident’s liability ends.

But what about the fees to the property owner that can by typical when leasing a rental? Should the owner bear those costs when they didn’t cause that problem? Maybe. But if the conditions are right – we placed a resident and then they broke that initial lease – we don’t double-charge them for having to do that job again.

We call it our Lease Guarantee, and essentially, it helps reduce the pain when life happens to good residents and responsible rental investors.

Check out our latest video here. It’s Part 7 of our 8-part series on property management service guarantees and our efforts to reduce the risk for rental property owners, most of whom are afraid to hire a professional to oversee their most valuable financial assets.

It’s true – 64% of owners of single-family rentals in this country self-manage their properties, many because they think it’s too risky (costs, performance, and control) to hand over the reins to such an important job.

Which is where our Service Guarantees come into play.

Check out our series here …

Life happens - even to great renters. Job losses, family emergencies, and health issues can force residents to break their lease early. But should YOU pay th...