AB 2596 California Assembly · 2025-2026 Regular Session

Mobilehome parks: federally approved housing programs: compliance with state and local laws.

Summary

Existing law, the Mobilehome Residency Law, prescribes various terms and conditions of tenancies in mobilehome parks. Existing law authorizes a local agency to be responsible for the enforcement of certain requirements governing mobilehome parks. This bill would specify that, in the event that a mobilehome park operator, owner, or management fails to, or elects not to, comply with federal law or other federal requirements imposed in connection with a federally approved housing program, the mobilehome park operator, owner, or management shall ensure ongoing compliance with the Mobilehome Residency Law, the prescribed provisions of the Unruh Civil Rights Act, and all other applicable state and local laws and ordinances. If a mobilehome park operator, owner, or management fails to, or elects not to, conduct the age verification requirement under prescribed federal law, the bill would authorize a local agency to conduct age verification, as provided, and grant the local agency with the right to access and inspect records of the mobilehome park operator, owner, and management to conduct that verification.

Issues: ✓ Housing

Bill status passed both 4 of 5 stages cleared

Introduction

Feb 2026

Committee Review

Jul 2026

Assembly Passage

May 2026

Senate Passage

Aug 2026

Governor

Introduced Feb 20, 2026 Last action Aug 20, 2026

Maddy AI version diff · 3 comparisons

What changed between versions

08/17/26 - Enrolled → AB2596 · 1 edit

MINOR

No substantive policy changes were made between these two versions. The difference is purely presentational: the 'from' version is the traditional enrolled legislative document format (with chapter number, page numbers, and approval signature block), while the 'to' version is a web page rendering of the same bill from the California Legislature website, complete with navigation menus and metadata. The actual statutory text of Section 798.14.5 is identical in both versions.

TECHNICAL

The document was reformatted from a traditional enrolled legislative document (with chapter number, page numbers, and Governor approval block) to a web page rendering that includes site navigation elements, a bill status timeline, publication date, and version history links. No changes to the statutory language of Section 798.14.5(a) or (b).

02/20/26 - Introduced → 06/18/26 - Amended Senate · 5 edits · Jun 18, 2026

MODERATE

The Senate amendment significantly expands AB 2596 in several ways: it adds 'management' as a covered party alongside operators and owners, broadens the trigger from mere failure to include deliberate non-compliance ('elects not to'), specifically names the Housing for Older Persons Act of 1995 (HOPA), and most importantly adds a new provision authorizing local agencies to conduct age verification themselves and access park records when operators refuse or fail to do so. The bill now functions as a stronger enforcement mechanism for senior housing compliance in mobilehome parks.

Scope change

The bill's scope expanded in three dimensions: (1) more parties are covered (management added), (2) more conduct is captured (deliberate non-compliance added), and (3) a new enforcement mechanism gives local agencies direct authority to perform age verification and inspect records, effectively creating a state-level backstop for federal senior housing compliance in mobilehome parks.

SCOPE

Covered parties expanded from 'operator or owner' to 'operator, owner, or management,' bringing property managers within the bill's reach.

The list of applicable state and local laws was expanded to include 'applicable state and local laws and ordinances, including those regulating or requiring operation as a senior mobilehome park, or which define a mobilehome park or a senior mobilehome park under state or local laws.'

REQUIREMENT

The trigger condition was broadened from 'fails to comply' to 'fails to, or elects not to, comply,' explicitly covering deliberate non-compliance in addition to inadvertent failure.

DEFINITION

The Housing for Older Persons Act of 1995 (HOPA) is now specifically named as an example of a federally approved housing program, making the bill's connection to senior housing explicit.

ENFORCEMENT

A new subsection (b) authorizes a local agency to conduct age verification by any means authorized by law when the operator, owner, or management fails or elects not to do so under HOPA. The local agency also gains the right to access and inspect records of the park's operator, owner, and management to conduct that verification.

Floor votes · Senate Aug 10, 2026 · Assembly May 4, 2026

How they voted

39–0

Passed · 1 other

Total votes 40

Aug 10, 2026

D Democratic30

30 Yea

100% Yea

R Republican10

9 Yea 1

90% Yea

Vote distribution

All Yea All Nay Mixed No data

Full legislative history

Actions timeline

Total actions

Key actions

Committee

Amendments

Aug 13, 2026

Lower · Passed

Senate amendments concurred in. To Engrossing and Enrolling. (Ayes 74. Noes 0.).

lower

Aug 11, 2026

Introduced

In Assembly. Concurrence in Senate amendments pending.

lower

Aug 10, 2026

Upper · Passed

Read third time. Passed. Ordered to the Assembly. (Ayes 39. Noes 0.).

upper

Jul 1, 2026

Upper · Passed

From committee: Do pass. To Consent Calendar. (Ayes 13. Noes 0.) (June 30).

upper

Jun 18, 2026

Introduced

From committee chair, with author's amendments: Amend, and re-refer to committee. Read second time, amended, and re-referred to Com. on JUD.

upper

Jun 12, 2026

Upper · Passed

In committee: Hearing postponed by committee.

upper

May 13, 2026

Committee

Referred to Com. on JUD.

upper

May 4, 2026

Lower · Passed

Read third time. Passed. Ordered to the Senate. (Ayes 73. Noes 0. Page 4919.)

lower

Apr 28, 2026

Lower · Passed

From committee: Do pass. To Consent Calendar. (Ayes 12. Noes 0.) (April 28).

lower

Apr 15, 2026

Lower · Passed

From committee: Do pass and re-refer to Com. on JUD. with recommendation: To Consent Calendar. (Ayes 12. Noes 0.) (April 15). Re-referred to Com. on JUD.

lower

Mar 9, 2026

Committee

Referred to Coms. on H. & C.D. and JUD.

lower

Feb 21, 2026

Lower · Passed

From printer. May be heard in committee March 23.

lower

1 primary · 1 co-sponsor