If you own a rental in Marin, you have probably felt it. What used to be “standard” now comes with new rules, more paperwork, and higher expectations. In 2026, California’s rental requirements keep shifting in ways that show up in real life, from what your unit must include to how you return deposits and deliver notices.
Marin raises the stakes. Homes rent quickly, but costs keep climbing, and one misstep can turn into an expensive distraction. The goal is not to become a legal expert. It is to run your rental with a clear, repeatable system that protects your time, cash flow, and peace of mind.
Key Takeaways
- For many leases entered into, amended, or extended on or after January 1, 2026, landlords generally must provide a functioning stove and refrigerator.
- If you accept rent or deposits electronically, deposit refunds generally must be returned electronically too, using a tenant-designated account in writing unless you both agree in writing to another method.
- Tenants may have opt-out rights for certain bulk-billed internet arrangements tied to the tenancy.
- Rent caps and just cause rules still shape pricing, renewals, and termination decisions for many properties.
Mandatory Appliances and Habitability Standards
Starting January 1, 2026, many rentals with leases signed, renewed, or changed on or after that date must include two basics: a working stove and a working refrigerator.
If you already provide appliances, this is mostly about reliability and planning. Note the age of each appliance and budget for replacement before you are forced into a rushed purchase. If tenants have traditionally brought their own refrigerator, you will likely need to adjust. A tenant can provide their own fridge only if you both agree to it at lease signing, and you cannot make it a requirement for renting.
In Marin, this can be more than a quick swap. Older kitchens sometimes mean tight spaces, older outlets, or gas hookups that need attention. Plan ahead, standardize models where you can, and keep warranty info organized.
Security Deposits and Electronic Refund Requirements
In 2026, deposit returns need to match how you collected money. If a tenant paid rent or the security deposit electronically, the remaining deposit generally must be returned electronically to an account the tenant names in writing, unless you both agree in writing to another method.
That is more than convenience. Electronic returns create a clean record of the date and amount, which helps if a tenant questions deductions.
If your move-out process is spread across texts, receipts, and guesswork, simplify it:
- Take move-in photos and store them by address and date
- Log repairs and communication as they happen
- Provide an itemized statement that explains deductions in plain language
Tenant Opt Out for Bulk Billed Internet
If your property includes internet service through a third-party provider, especially in a bulk billing setup, the 2026 rules may require that tenants be allowed to opt out of paying for that subscription in many situations. This usually affects multifamily buildings and newer communities where the internet is treated like part of the package.
Disputes usually come from the details. Keep it straightforward:
- Make sure the lease matches how you actually bill
- Track each tenant’s choice the same way every time
Rent Caps and Just Cause Evictions
In 2026, many California rentals still fall under rules that limit how much you can raise rent each year. Many also require “just cause” to end a tenancy once a tenant has lived there long enough under state rules. In plain terms, big rent jumps are not always an option, so profit often comes from steady operations: keeping good tenants, preventing expensive repairs, and reducing turnover.
Marin owners should also keep an eye on local steps. The county publishes guidance related to rent increases and operates a Mandatory Mediation program tied to qualifying rent increases above 5 percent in 12 months. If you are planning a larger increase, learn the process before you send notices.
Procedure and Timeline Risks
Even when you are clearly in the right, the process can decide the outcome. Small mistakes in notice wording, how a notice is delivered, missing paperwork, or timing can cause delays. Tenants also have more time to respond in eviction cases than they used to, which can stretch the timeline and keep costs running.
The fix is consistency:
- Use up-to-date notice templates
- Keep communication in one place
- Put agreements in writing
Most expensive conflicts start as small misunderstandings. A clean paper trail prevents that spiral.
Marin Market Trends Shaping 2026
Marin has limited housing, so rentals stay in demand, but that does not mean tenants will accept “good enough.” They expect the basics to work: dependable appliances, a clean move-in, and quick responses when something breaks. Many renters also prefer digital rent payments and online repair requests. For owners, that is a win because it creates a clear record and fewer misunderstandings.
Costs are the tougher part. Insurance, labor, utilities, and materials can jump fast, and appliance expectations make planning even more important. Owners who stay profitable track expenses, handle small repairs before they become big ones, and choose upgrades that reduce repeat issues.
Affordability remains a major local focus, so programs and enforcement can shift over time. If you own here, staying informed is part of responsible ownership.
FAQ
Do the 2026 California rental law changes apply to all Marin properties?
Most statewide laws apply, but exemptions can exist depending on property type, age, and ownership structure.
Do I need to supply appliances in all rentals now?
For many leases entered into, amended, or extended on or after January 1, 2026, landlords generally must provide a functioning stove and refrigerator.
Are rent increases still capped in 2026?
Yes, many properties remain subject to statewide rent increase limits and just cause requirements.
How can I reduce legal risk as laws continue to change?
Stay informed, document consistently, follow timelines carefully, and get professional guidance when needed.
Calm, Compliant, and Cash Flow Ready in 2026
2026 rewards Marin owners who run rentals like a system, not a scramble. Appliance expectations, electronic deposit returns, and tenant choice around certain bulk-billed internet arrangements all point to the same goal: clean processes and strong documentation. In a market where mistakes are costly, success comes from compliance, responsiveness, and steady follow-through.
Want a smarter, simpler way to keep your property performing without living in your inbox? Prandi Property Management brings local expertise, tight operations, and proactive communication that tenants respect and owners rely on. Reach out to schedule a rental health check and see how much smoother 2026 can feel.
Additional Resources
What to Do When a Tenant Violates the Lease in San Rafael
9 Proven Strategies to Retain Tenants in Your San Rafael Rental Property
