A California bill that aimed to give tenants 14 days instead of 3 to pay overdue rent before facing eviction has stalled in the Assembly Judiciary Committee. SB 436, introduced by State Senator Aisha Wahab, faced strong opposition from landlord groups and real estate organizations who warned it would disrupt rental housing operations. The measure’s future remains uncertain after failing to advance on June 24, with supporters seeking reconsideration.

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Bill SB 436 Fails to Advance

On June 24, SB 436 failed to secure enough votes to move out of the Assembly Judiciary Committee. The bill, authored by Senator Aisha Wahab, proposed extending the notice period for nonpayment of rent from three days to 14 days. Although Wahab requested reconsideration, the measure is now stalled for the time being.

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Landlord Groups Rally to Oppose

The California Apartment Association (CAA), alongside a coalition of rental housing and real estate organizations, played a key role in opposing the bill. They argued the extension would disrupt standard operations and make property owners vulnerable to prolonged nonpayment.

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Eviction Timelines a Key Concern

Debra Carlton, CAA’s Executive Vice President of State Government Affairs, told lawmakers the bill would make it easier for tenants to delay rent even when they are financially able to pay. She emphasized that property owners would be forced to wait longer before taking action on late payments.

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Comparisons to Other States Questioned

Supporters of SB 436 pointed to other states with longer notice periods, but Carlton countered that those jurisdictions often have stronger penalties for late payments. She noted some states charge up to 20% of rent or 5% weekly as a late penalty, something the California bill did not propose.

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Current Law Requires Only 3 Days

Under existing California law, landlords are required to give a three-day notice, excluding weekends and holidays, before they can begin an eviction process for unpaid rent. SB 436 would have increased that timeline to 14 days under the same terms.

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Impact on Small Landlords

Opponents argued that the proposal would especially hurt small, independent landlords. Many rely on timely rent to meet their mortgage payments, property maintenance, insurance, and taxes. The bill, they said, would stretch their finances and potentially push some out of the rental market.

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Warnings of Operational Disruption

The coalition opposing SB 436 sent a formal letter to lawmakers on June 17, stating that the bill would undermine standard lease agreements and disrupt the timely collection of rent. They warned that combining the proposed law with common grace periods and holidays could delay rent enforcement by over three weeks. Though the bill did not pass the committee, Senator Wahab’s request for reconsideration keeps it alive for a future vote. Still, with strong resistance from landlord groups and unclear legislative support, SB 436 faces a challenging road ahead.

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