SB 1243: Unlawful detainer: Tenant Protections for Immigrant Families Act of 2026.

Existing law provides that a tenant is guilty of unlawful detainer if the tenant continues to possess the property without permission of the landlord after the tenant defaults on rent or fails to perform a condition or covenant of the lease under which the property is held, among other reasons. Existing law requires a tenant to be served a 3 days notice in writing to cure a default or perform a condition of the lease, or return possession of the property to the landlord, as specified.

This bill, the Tenant Protections for Immigrant Families Act of 2026, 2026 (Act), would, until January 1, 2030, prohibit an owner of residential real property, as defined, from initiating or continuing an unlawful detainer action to evict a tenant whose income, ability to obtain income, or financial support is impacted by immigration enforcement activities until 180 days after the conclusion of those immigration enforcement activities, as specified. The bill would require a tenant to submit a declaration of detention-related hardship to the owner that includes a specified statement in order for these protections to take effect. Any person who knowingly provides false information in the declaration would be subject to a civil fine of up to $1,500. no sooner than 90 days after the tenant or household members detention-related hardship ends, as specified. The bill would require a court to stay the proceeding of a pending unlawful detainer action against a covered tenant if certain conditions are satisfied, including that the tenant provides the court with documentation specified documentation, such as a signed declaration of detention-related hardship that includes a specified statement, that the tenant or household member suffered a detention-related hardship that prevented them from paying the unpaid rent alleged in the unlawful detainer action. Any person who knowingly provides false information in the declaration of detention-related hardship would be subject to a civil fine of up to $1,500. Under the bill, if a tenant has raised detention-related hardship as an affirmative defense, an owner of residential real property may request an evidentiary hearing regarding the tenants detention-related hardship stay of the unlawful detainer action, at which the tenant must prove by a preponderance of the evidence their detention-related hardship. The bill would prohibit the owner from charging or collecting any late fees, interest, or other penalties related to the nonpayment of rent by a tenant subject to these provisions. Within 90 days after the end of the detention-related hardship, the bill would require the tenant to either pay all past due rent or enter into a mutually agreed upon payment plan with the owner of the residential real property.

For purposes of the Act, this bill would define immigration enforcement activities to include any efforts to investigate, enforce, or assist in the investigation or enforcement of any federal immigration law, including any federal criminal immigration law that penalizes a persons presence in, entry or reentry to, or employment in, the United States. The bill would define detention-related hardship to mean, among other things, loss of income or financial support by the tenant or household member due to immigration enforcement activities and the loss of income or increased costs or out-of-pocket expenses due to effects sustained by the tenant or household member from immigration enforcement activities. detention, arrest, or ordered removal of a tenant or household member by any federal law enforcement agency.

This bill would prohibit a landlord from charging a tenant subject to these provisions fees assessed for the late payment of that rental debt. The bill would prohibit a person from selling or assigning any unpaid debt as a result of detention-related hardship. The bill would prohibit a housing provider or tenant screening company from using an alleged debt as a result of detention-related hardship as a negative factor for the purpose of evaluating a prospective housing application or as the basis for refusing to rent a dwelling unit to an otherwise qualified prospective tenant. The bill would delete similar provisions related to debts as a result of COVID-19 rental debt.

The bill would require the Judicial Council to review its existing forms and develop new forms to effectuate these provisions.

The bill would repeal these provisions on January 1, 2030.