California wildfires and declared emergencies create immediate legal obligations for landlords that many property owners are not prepared for. Senate Bill 610, effective in 2026, updates what landlords must do during and after a declared emergency: from contractor licensing to rent obligations to remediation timelines.
If you own rental property in Contra Costa County or anywhere in California, here is what SB 610 requires.
What Is SB 610?
Senate Bill 610 is a 2026 California law that strengthens landlord duties during state-declared emergencies, including wildfires. The bill addresses three areas:
- Contractor licensing requirements for post-disaster repairs
- Rent obligations when a unit becomes uninhabitable
- Remediation timelines and habitability restoration standards
SB 610 builds on existing California law: Penal Code 396 (price gouging prohibitions), Civil Code 1941 (habitability standards), and the Governor's emergency proclamation authority under Government Code 8558.
Price Gouging Protections Apply Automatically
Under California Penal Code 396, landlords cannot raise rent by more than 10 percent above pre-emergency levels once a state of emergency is declared. This applies automatically and covers:
- New rental agreements signed during the emergency period
- Rent increases on existing tenants
- Re-rental of units vacated because of the emergency
SB 610 strengthens enforcement of this prohibition and extends coverage in jurisdictions that previously had compliance gaps. Violations are a misdemeanor and can result in civil penalties.
Licensed Contractors Required for Post-Disaster Repairs
SB 610 requires landlords to use licensed contractors for post-disaster repair work on residential rental properties. After a declared emergency, repair work must be performed by:
- Contractors licensed by the California Contractors State License Board (CSLB)
- Contractors with documented current workers' compensation coverage
- Vendors not listed on the CSLB's disciplinary action registry
This requirement addresses a recurring problem: unlicensed contractors flooding disaster areas with substandard work at elevated rates. For properties managed under a DRE broker license, using an unlicensed contractor after a declared emergency creates civil liability and potential DRE compliance exposure.
Verify your vendor relationships before an emergency occurs. The CSLB license lookup is at cslb.ca.gov.
Rent Obligations When a Unit Is Uninhabitable
Under Civil Code 1941 and reinforced by SB 610, landlords cannot charge rent for a unit that is uninhabitable due to emergency-related damage not caused by the tenant:
- Rent stops accruing from the date the unit becomes uninhabitable
- Prepaid rent for the uninhabitable period must be refunded within 14 days
- The tenancy does not automatically terminate unless the unit is a total loss
Document unit condition before and after any emergency event. This documentation is essential for insurance claims and for resolving rent disputes.
Remediation Timelines
SB 610 establishes clear timelines for habitability restoration after an emergency:
- Landlords must notify tenants of the estimated repair timeline within 30 days of the emergency declaration
- Units with structural damage must be assessed by a licensed contractor within 60 days
- Tenants cannot be required to return until the unit has been cleared by local code enforcement
Failure to meet these timelines can support constructive eviction claims from tenants and, where the property operates under a DRE broker license, potential disciplinary exposure.
The East Bay and Contra Costa County Context
Contra Costa County includes significant wildfire interface areas, particularly in the hills of Concord, Walnut Creek, and portions of Antioch and Brentwood. Any property within a declared emergency zone is subject to SB 610 requirements, whether or not the specific unit sustained damage.
East Bay landlords should:
- Know their property's fire hazard severity zone designation (check at osfm.fire.ca.gov)
- Have licensed contractor relationships documented before an emergency occurs
- Review lease agreements for emergency notification and rent provisions
- Maintain emergency contact protocols for tenants
FAQ
Does SB 610 apply to all California landlords?
Yes. SB 610 applies to all residential rental properties in California during a state-declared emergency. There is no exemption based on property size or management structure.
Can I raise rent after a wildfire if displaced residents drive up demand?
No. Penal Code 396 prohibits rent increases above 10 percent of pre-emergency levels during a declared emergency. SB 610 strengthens enforcement of this prohibition. Violations are a misdemeanor.
What if my tenant refuses to return after repairs are complete?
If the unit has been cleared by code enforcement and meets habitability standards, the tenancy resumes under its original terms. Document the clearance and notify the tenant in writing before asserting lease obligations.
How long does the price gouging prohibition last?
The prohibition continues for 30 days after the emergency declaration, or longer if extended by the Governor or applicable local authority.
Does SB 610 require landlords to carry wildfire or earthquake insurance?
No. SB 610 does not mandate specific insurance coverage. Consult your insurance broker about adequacy given the remediation obligations the law imposes.
Where does Croskey Real Estate operate?
Croskey Real Estate manages rental properties across Contra Costa County, including Pittsburg, Antioch, Brentwood, Oakley, Bay Point, and Concord. We maintain licensed contractor relationships and documented emergency protocols for all managed properties. Schedule a consultation to discuss your specific situation.
Notice: This article is provided for general informational purposes only and is not legal advice. Laws and local ordinances may change, and readers should consult qualified legal counsel or the appropriate government agency regarding specific situations.
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