On October 10, 2025, Governor Gavin Newsom signed into law Senate Bill 79 (SB 79), also known as the “Abundant & Affordable Homes Near Transit Act.”
This landmark housing legislation makes two major changes that will reshape California’s housing, construction, and rental industries starting in 2026:

1. It establishes statewide zoning standards that override certain local zoning restrictions near transit stations, allowing for multi-story multifamily housing (4 to 9 stories) with streamlined approvals and density bonuses.
2. It adds new habitability standards for residential leases, requiring landlords to provide and maintain working stoves and refrigerators in rental units beginning January 1, 2026.

Below, we break down how each of these provisions affects California property owners, developers, and landlords — and how SKS Construction can help you prepare.

1. SB 79: The Abundant & Affordable Homes Near Transit Act

Purpose of the Law

SB 79 aims to increase housing supply and affordability by promoting higher-density, transit-oriented housing in key urban areas across California.
The law overrides certain local zoning codes in designated “urban transit counties”, encouraging development of midrise multifamily housing (4–9 stories) near major public transit stops.

By establishing statewide zoning standards within a half-mile of train stations and major bus stops, the law is designed to create more housing options in walkable, transit-accessible communities.

When SB 79 Takes Effect

The new zoning provisions under SB 79 will take effect on July 1, 2026.
Between now and then, the state will develop official zoning maps to determine which parcels qualify for upzoning under the new law.

Tier System and Height Allowance

SB 79 introduces a two-tier system that defines different zoning allowances based on a parcel’s proximity to a transit stop:

• Tier 1 Zones:
  Typically within close proximity to major transit hubs (e.g., train or subway stations).
  • Allow up to 9-story multifamily buildings.
  • Offer density bonuses and streamlined approvals for qualified projects.
• Tier 2 Zones:
  Usually located within a half-mile of major bus stops or moderate transit corridors.
  • Allow 4- to 6-story multifamily developments.
  • Also eligible for density and affordability incentives.

The exact height and density limits depend on how close the parcel is to the transit stop and whether it meets other criteria outlined in the bill.

Streamlined Approvals and Density Bonuses

Under SB 79, qualifying projects can benefit from faster approval timelines by bypassing certain local reviews and restrictions.
Developers who include affordable housing units can also access density bonuses, allowing for more units per project and improved project feasibility.

These streamlined measures make it easier to develop multi-story housing near transit, reducing red tape and encouraging investment in underutilized urban parcels.

Local Transit Agencies and Land Development

A unique feature of SB 79 is that it allows local transit agencies to develop housing on land they already own.
This opens new opportunities for public-private partnerships, where developers and construction firms like SKS Construction can collaborate with transit agencies to create affordable, mixed-use housing near stations and stops.

Complexities and Pending Maps

While SB 79 establishes a statewide framework, multiple exemptions and implementation details remain unclear.
Cities and counties across California are currently awaiting the official SB 79 zoning map, which will define Tier 1 and Tier 2 transit zones and specify which properties qualify for the new development standards.

Because of these complexities, developers and property owners should begin assessing now whether their properties are near eligible transit corridors and consider potential redevelopment or upzoning opportunities.

2. SB 79’s New Habitability Standards for California Landlords

In addition to its zoning reforms, SB 79 also updates California’s landlord-tenant habitability standards under Civil Code Section 1941.1.

Starting January 1, 2026, all new, extended, and renewed residential leases in California must comply with the following appliance requirements:

Appliance Requirements and Landlord Responsibilities

• Mandatory Appliances:
  Landlords must provide both a working stove and refrigerator in all rental units.
• Condition and Maintenance:
  Both appliances must be maintained in good working order throughout the tenancy.
• Landlord Repairs:
  If a stove or refrigerator breaks down due to normal wear and tear, the landlord is responsible for timely repair or replacement.
• Recall Compliance:
  If an appliance is subject to a manufacturer or government recall, landlords have 30 days to repair or replace it.
• Tenant-Provided Appliances:
  The only exception is when both the landlord and tenant agree in writing that the tenant will provide their own refrigerator.
  In such cases, the landlord is not responsible for maintaining that appliance.
• Tenant Responsibility:
  Tenants remain responsible for damage caused by misuse, neglect, or intentional abuse of provided appliances.

Effective Date for Landlords

The appliance requirement applies to all new leases, renewals, or extensions entered into on or after January 1, 2026.
Existing leases are not immediately affected, but landlords should prepare now to ensure compliance before new lease terms begin.

How This Impacts Property Owners

These new requirements raise the standard of habitability in California rental housing.
For landlords, this means:

• Ensuring compliance by upgrading or installing working appliances before 2026.
• Budgeting for repairs and replacements in advance.
• Improving tenant satisfaction through higher-quality rental standards.
• Avoiding penalties or legal disputes related to noncompliance.

How SKS Construction Can Help You Prepare for SB 79

At SKS Construction, we help California property owners and developers stay compliant with new housing regulations while modernizing their buildings for long-term success.

Our services include:

• Multifamily and mixed-use construction near transit stops
• Zoning and permitting assistance for SB 79 redevelopment projects
• Property renovation and appliance installation for landlord compliance
• Soft-story retrofits, balcony repairs, and code upgrades
• Project management from design to completion

Whether you’re preparing your rentals for the new habitability standards or exploring multi-story housing opportunities near transit, our expert team can guide you through every step of planning, compliance, and construction.

Key Takeaways: Understanding California SB 79

• Signed: October 10, 2025, by Governor Newsom
• Effective Dates:
  • Appliance Requirement: January 1, 2026
  • Zoning Reforms: July 1, 2026
• Purpose: Promote affordable, high-density housing near public transit and improve rental housing standards statewide.
• Zoning Impact: Allows 4–9 story multifamily housing near major transit stops in urban transit counties.
• Landlord Impact: Requires working stoves and refrigerators in all rental units.
• Complexities: Cities await an official SB 79 zoning map to determine which parcels qualify.

Stay Ahead of California’s Housing Changes with SKS Construction

California’s SB 79 represents one of the most significant housing reforms in recent years — affecting developers, landlords, and property owners alike.

By preparing now, you can take advantage of the new opportunities this law brings while ensuring your properties remain compliant and market-ready.

📞 Contact SKS Construction today to learn how SB 79 impacts your property or development plans.
🌐 Visit www.sksconstruction.com to explore our full range of construction and compliance services.