This year, Tiner Properties is proud to celebrate our 50th year in business! We are grateful to the Owners, Tenants, Realtors, vendors, and community partners who have trusted us over the years and helped make this milestone possible. As the rental market continues to change, our focus remains the same: protect our clients’ investments, help maximize long term income, and provide professional guidance through each stage of rental ownership. Sacramento Area Rental Market Update The rental market across Sacramento, Placer, and El Dorado counties has continued to soften through the first half of 2026. After the strong post-pandemic run-up, the region is in a clear cooling cycle driven by two forces: elevated new multifamily supply (especially in Natomas, Folsom, and West Roseville), and buyers re-entering the market as mortgage rates ease. Rents: Single-family homes are down roughly 5%. Vacancy & days on market: Average time-to-lease is currently 23 days once the property is rent-ready (vs 10-15 days in a hot market). Well-priced, move-in-ready homes still rent quickly, but anything overpriced or showing deferred maintenance is sitting. Tiner’s vacancy rate is a reasonable 2% now, but we understand that when an Owner’s home is vacant, it’s 100%. Tenant quality: Application volume is low, and overall application quality is lower than a few years ago. Choosing “A” quality applicants is more difficult and more important than ever. Concessions: We are increasingly seeing competing landlords offer one to four weeks of free rent to attract tenants. Such concessions can appeal to unqualified applicants. Tiner’s recommendation: If you currently have a vacancy, we recommend competitive rent adjustments or allowing pets to attract qualified tenants. These strategies broaden visibility in prospective tenants’ online search results - free rent specials often do not. Why Lease Renewals Matter In a softening market, the best practice is to keep good tenants. Aggressively advocating for lease renewals is often the best way to retain good tenants. Turnover is the single largest controllable cost in rental ownership, and in today’s environment, a vacant unit can erode an entire year of rent growth within weeks. Vacancy is expensive: Vacant properties cost Landlords about $100 per day. With today’s longer days-on-market, even a modest turnover can wipe out 4–8 weeks of income before make-ready costs. Turn costs are real: Paint, flooring, cleaning, landscaping, and small repairs typically run $1,500–$4,500+ per turn - expenses that a renewal avoids almost entirely. Tiner’s approach: Given the slow rental market and declining values, we are doubling our efforts to obtain lease renewals rather than allowing leased properties to roll into month-to-month agreements. We start 90 days before lease expiration by scheduling an inspection and evaluating the current market value. We present our findings to our Owners before any offer goes to the tenant. Most of our lease renewals involve a modest increase when the law and the market allow. Sometimes it is necessary to hold the rent flat (or strategically offer a small reduction) to keep a desirable tenant. Help May Be on the Way for Rent Values In addition to managing nearly 1,400 rental properties, John and Jenny Tiner are high producing Realtors who are currently working on 20 listings for sale, and those homes are selling quickly! This is much faster than the pace we saw from 2022 through 2025. Most of the Landlords selling now are selling to owner-occupied buyers, which may help reduce rental supply and stabilize declining rent values over time. Tiner Properties can help when it's time to buy or sell investment property. Whether an Owner plans to keep renting long term, grow their portfolio, or consider a future sale, our team is available as a resource. Staying Compliant with New Laws California continues to add new Landlord and Tenant requirements, and 2026 is no exception. Compliance is the single fastest-growing risk for rental owners. Penalties for missteps on required notices and Fair Housing can dwarf a year of rental income. Tiner’s Approach: Updated lease and addenda: Our standard lease and renewal packet are reviewed and revised each January and mid-year to reflect the latest statutes and local ordinances. Deposit handling: We collect no more than the legal maximum and document property condition with date-stamped photos at the three required times during each tenancy. Refrigerators: We are tracking when refrigerator requirements take effect for each property and providing the newly required disclosures on time. Rent increase caps: We calculate every increase against state and city rent control caps and track States of Emergency that limit increases on properties exempt from rent control. Fair housing & screening: Our screening criteria are written in compliance with the latest laws and are consistently applied. There are many sting operations in California each month, and mistakes can lead to costly settlements or lawsuits. Ongoing training and measuring our effectiveness: Our team completes ongoing training and education both internally and through NARPM, the National Association of Residential Property Managers. We continue to update our procedures, measure results, and train our staff so the properties we manage remain consistently in compliance with current law. We are also covering new law topics on our Landlord Logic Radio Show. You can hear it on KFBK (AM 1530 - Sundays 8:30-9:00am PST) or listen to the podcasts HERE . Our Commitment For 50 years, Tiner Properties has been committed to helping rental Owners protect their assets, reduce risk, and enjoy the benefits of real estate ownership. We are honored to continue serving the Sacramento region and look forward to supporting Owners, Tenants, and our community for many years to come.

Several new California laws affecting rental housing take effect on January 1, 2026. At Tiner Property Management, our team has been proactively developing best practices to ensure compliance while continuing to protect our Property Owners’ best interests. Below is a practical summary of the most important new laws and what they mean for landlords. AB-246 – Temporary Eviction Protections for Certain Social Security Recipients Effective: 1/1/26 AB 246 provides temporary eviction protections for tenants who experience delays in receiving Social Security benefits, often due to federal budget impasses or government shutdowns. The burden of proof is on the tenant to demonstrate that their benefits were delayed. However, landlords may not be aware of this protection when beginning an eviction. Practical impact: During a government shutdown, tenants who rely on Social Security benefits may be temporarily immune from eviction. Landlords should proceed cautiously before initiating eviction proceedings in these situations. SB-610 – Post-Disaster Obligations and Right of Return Effective: 1/1/26 SB 610 clarifies landlord responsibilities following a disaster and strengthens tenant rights. Key provisions include: A clearer definition of what qualifies as a “disaster.” Debris removal resulting from a disaster is explicitly a landlord’s responsibility as part of habitability. If tenants are displaced due to disaster-related repairs, landlords must offer the unit back to the tenant once it is rent-ready. Practical impact: Landlords must plan for post-disaster compliance, including budgeting for debris removal and tracking displaced tenants’ right to return. AB-1414 – Opt-Out Requirements for Bulk Internet Agreements Effective: 1/1/26 This law applies to bulk internet service agreements included in rental housing. Applies to all new leases starting in 2026. Applies to pre-2026 leases upon renewal or when terms change. Month-to-month agreements must comply as of 1/1/26. Practical impact: Landlords must provide tenants with opt-out rights when bulk internet services are included in the lease. AB-414 – Modernized Security Deposit Refund Procedures Effective: 1/1/26 AB 414 updates how security deposits must be returned. Highlights: If a tenant paid their security deposit electronically, the landlord must return it electronically. Successor landlords (buyers of tenant-occupied properties) are exempt unless they received the deposit electronically at purchase. Applies only to single-tenant households. Multiple-tenant households must receive one check payable to all tenants, unless the tenants agree in writing to a different method. Practical impact: Landlords will need updated accounting procedures and clear documentation, especially for electronic payments and multi-tenant units. AB-747 – Changes to Eviction Service Requirements Effective: 1/1/26 AB 747 tightens the rules for serving Unlawful Detainer (UD) summons and complaints. Establishes “reasonable diligence” requirements for personal service attempts before substitute service is allowed. Best practice: Use an experienced eviction attorney and professional process server to avoid service-related defenses that could delay eviction proceedings. AB-325 – Restrictions on Pricing Algorithms Effective: 1/1/26 AB 325 makes it illegal to use or distribute standard pricing algorithms in ways that interfere with fair trade. Creates new liability for parties that “coerce” adoption of algorithm-recommended prices. Clarifies that Cartwright Act claims have more permissive pleading standards than federal antitrust law. Practical impact: Landlords and property managers should be cautious when using shared pricing software or recommendations that could be interpreted as price-fixing. AB-628 – Stove and Refrigerator as Habitability Requirements Effective: 1/1/26 (triggered by landlord action) AB 628 requires landlords to provide both a stove and a refrigerator as part of habitability standards. Tenants may opt out of the refrigerator requirement in writing if they provide their own. Tenants may later revoke that opt-out and request a refrigerator. Landlords have up to 30 days to comply with a request for a refrigerator. More information: I’ve written a comprehensive blog post on AB 628, available on our website HERE . Learn More on Landlord Logic We also cover new landlord-tenant laws on our Landlord Logic Radio Show , airing on KFBK (AM 1530) on Sundays from 8:30–9:00 a.m. PST . Episodes are also available as podcasts HERE . Disclosure John Tiner is not an attorney, and Tiner Property Management is not a law firm. This blog is intended solely for general information. Landlords should consult with a qualified attorney regarding their specific legal situations.