Stay Informed: Los Angeles Property Management February 2026 Updates!
Advocacy Works. A Win for Rental Housing.
On January 13, Assembly Bill 1157, authored by Assemblymember Ash Kalra, was heard in the Assembly Judiciary Committee. Despite strong support from tenant advocates, the bill failed to receive the seven votes needed to advance and will not move forward.
This outcome reflects the impact of effective advocacy. Apartment Association of Greater Los Angeles Chief Executive and Executive Director Daniel Yukelson joined a California Rental Housing Association delegation in Sacramento, participating in more than a dozen meetings with state legislators to discuss the negative impacts of AB 1157.
AB 1157 would have:
Thank you to our members and partners who helped make this outcome possible.
For years, Los Angeles has ranked among the most expensive rental markets in the country. Annual rent hikes felt inevitable, and apartment hunting often resembled a competitive sport.
But new data suggest the market may be shifting, if only slightly.
In December, the median rent in the L.A. metro area fell to $2,167, its lowest point since January 2022. That period followed a pandemic era surge in homebuying, when many renters became first time homeowners, vacancies rose, and rents briefly softened.
This decline mirrors a broader national trend, with U.S. median rents also reaching a four year low. However, within Southern California, the slowdown appears unique to Los Angeles. Rents in nearby counties, including Orange, Ventura, and San Bernardino, either rose or remained flat during the same timeframe.
What's driving the change? Housing experts point to a combination of factors:
What This Means for Property Owners
While Los Angeles remains a high value rental market, this shift creates an opportunity for owners to be more strategic. A slightly softer market allows for better tenant selection, thoughtful pricing, and proactive leasing strategies that support long term stability. Owners who stay responsive and adaptable can maintain strong occupancy while strengthening resident retention.
We will continue monitoring local trends and sharing insights to help owners make informed decisions as the market evolves.
On January 13, 2026, the Los Angeles County Board of Supervisors unanimously approved a further extension of emergency price restrictions, also known as anti-price gouging rules, following a motion by Supervisor Horvath tied to last year's wildfires. The extension takes effect January 29, 2026, and continues through February 27, 2026. There has been no break in restrictions since January 7, 2025.
An amendment requires the Department of Consumer and Business Affairs (DCBA) to report to the Board on whether price gouging is actually occurring. The DCBA report is scheduled for February 10, 2026.
A separate Governor Gavin Newsom emergency declaration related to the December storm remains in effect through February 7, 2026. Under the County ordinance, penalties for violations can reach up to $50,000 per violation, significantly higher than state law penalties.
As a result, all rental housing providers countywide remain prohibited from increasing rents by more than 10 percent for new or existing tenants until at least February 27, 2026.
Take Action:
Rental housing providers are encouraged to contact all five County Supervisors and urge an end to the continued “emergency” price restrictions, which many argue are reducing housing availability.
This article is for informational purposes only and does not constitute legal advice.
February is a key month for property maintenance in Los Angeles, as winter rainstorms can expose issues that may worsen if left unaddressed before spring.
Pay close attention to the following areas to help prevent water intrusion:
Proactive late-winter maintenance helps protect properties and residents while reducing the risk of emergency repairs as the rainy season comes to a close.
