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You unlock the front door for a quick inspection and freeze. A tenant’s e-bike is parked in the living room, battery plugged into the wall, charging on the hardwood you paid to refinish.
Your first instinct is to say, “Absolutely not, get this out of here.” But then you remember SB 712 and start wondering what you can actually require now.
Across San Rafael and Marin, e-bikes are as common as cars. This article shows how to stay legal, stay safe, and stay in control.
Key Takeaways
- Blanket bans on e-bikes and similar devices are no longer allowed.
- Tenants may keep and charge one qualifying device per occupant.
- Devices qualify through safety certification, being non-electric, or insurance.
- Secure, long-term on-site storage lets you move devices out of units.
- Clear rules and the right insurance close many of the remaining risk gaps.
What SB 712 Actually Says
SB 712 is now part of Civil Code section 1940.41. It uses the term "personal micromobility device" to refer to any device powered by human effort or an electric motor that moves one person. That category includes bicycles, e-bikes, scooters, and e-scooters.
As a landlord, you may not:
- Prohibit tenants from owning personal micromobility devices.
- Prohibit tenants from storing or recharging more than one device per occupant in the dwelling, unless at least one condition is met.
Those conditions are simple. The device is either not powered by an electric motor, meets listed safety standards, or is insured under a policy that covers storage of the device in the unit.
If a device qualifies only because it is insured, you may still prohibit charging it inside unless it also meets the safety standards.
The law does not force you to remodel a property or add outlets inside units. It also does not change your separate duty to provide reasonable accommodations for tenants with disabilities. Instead, it sets a default rule and lets you tighten procedures based on safety and insurance, rather than personal preference.
Safety Rules You Can Still Enforce
SB 712 limits broad bans, but it does not erase your safety authority. You may still:
- Prohibit repair or maintenance on batteries and motors inside the unit.
- Require that storage and charging comply with building and fire codes.
- Require tenants to follow the lithium-ion battery safety guidance issued by the California Office of the State Fire Marshal.
In practical terms, you can ban DIY electrical modifications, off-brand chargers, overloaded power strips, and makeshift charging stations in bedrooms or hallways. You can insist that chargers be unplugged once the batteries are full and that devices stay away from doors and escape routes.
The key is to put these expectations in a short, clear policy or addendum and apply it consistently.
Using Secure, Long-Term Storage
One of the strongest tools SB 712 gives you is the option to provide "secure, long-term storage" for personal micromobility devices on the premises and then require tenants to use it instead of storing devices inside their units.
For storage to qualify, it must be on-site, limited to residents of the same complex, reasonably protected from rain and weather, equipped with at least one standard outlet for each stored device, and free for tenants to use.
A locked bike room, a fenced and covered area, or a secure garage space can all work if they meet those basic conditions.
If you own a single-family rental in Marin, a garage that meets these characteristics will often be enough. In older multifamily buildings with tight footprints, building new storage may not be realistic.
In that case, many owners allow in-unit storage but combine it with strict charging rules and a requirement that any non-certified device be insured if it is kept inside.
HOA Guidelines and Conflicts
If your rental is in a condo or townhome, you answer to two sets of rules: SB 712 and the HOA. SB 712 controls what you can and cannot forbid as a landlord. The HOA still sets the rules for common areas like lobbies, hallways, and shared garages.
They can limit where e-bikes are ridden, rolled, or parked outside the unit. You still must honor a tenant’s right to keep a qualifying device inside, unless you offer secure, long-term storage. If HOA rules are stricter than SB 712, do not copy them into your lease. Get legal guidance and align them first.
Insurance Gaps and Best Practices
Insurance is the final safety net. Many standard homeowners and renters policies treat e-bikes like motor vehicles. That can mean little or no coverage if an e-bike is stolen, starts a fire, or injures someone, especially with faster, throttle-driven models.
Some companies now offer special e-bike add-ons or separate policies that restore coverage. As a landlord, the smart move is to require proof that any bike using the “insurance option” under SB 712 is actually covered, to push for renters’ insurance with e-bike protection, and to have your own policies reviewed by a broker who understands these risks.
FAQ
Can I refuse obviously unsafe devices?
Yes. You can require devices to be certified, insured, or stored in secure, long-term storage, and you can ban indoor charging for devices that rely only on the insurance option.
Can I charge tenants to use secure storage?
No. If you require tenants to use secure, long-term storage in place of in-unit storage under SB 712, that storage must be provided at no extra charge, although you may still bill utilities under your existing structure.
Can I still set house rules about where e-bikes are parked?
Yes. You can set reasonable rules about where devices may be rolled, parked, and charged, as long as those rules are consistent with SB 712 and fire code and do not operate as an unlawful blanket ban.
Turn SB 712 From Risk Into an Advantage
SB 712 does not have to be a burden. Used well, it becomes a simple checklist. Count the devices, confirm they are certified or insured, decide if secure storage fits your property, then put clear charging and repair rules in writing.
For San Rafael and Marin landlords, that structure protects buildings, residents, and your reputation while keeping up with how tenants actually move around today.
Ready to stop worrying about e-bike fires and legal fine print? Partner with PRANDI Property Management. Their Marin-focused team can translate SB 712 into practical lease language, house rules, and storage plans so e-bikes are handled, not haunting you. Call us today!
Additional Resources
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