California 20252026 Regular Session Status: Passed Assembly 1 D cosponsors

AB 782 — Unlawfully restrictive covenants: redevelopment of commercial property for residential uses.

Last action — In committee: Set, first hearing. Hearing canceled at the request of author.

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  1. ✓
    Introduced
  2. ✓
    In Committee
  3. 3
    Passed Assembly
  4. 4
    Passed Senate
  5. 5
    To Executive
  6. 6
    Enacted

This bill has passed the Assembly. Introduced February 18, 2025. It now moves to the second chamber.

Next likely step: consideration and a floor vote in the Senate.

Prognosis

Advancing 48% · moderate confidence

Where this bill stands today.

Odds of enactment

Moderate

How often bills like it became law.

  • Passed Assembly

    Current position in the legislative process.

  • 1 sponsor

    1 primary, 0 co-sponsors signed on.

  • Single-party support

    Sponsorship is currently within one party (1 D).

  • Cleared a recorded vote

    Passed 7 recorded votes so far.

Prognosis reads this bill's own signals — stage, sponsorship breadth, committee status, recorded votes and cross-state momentum. Odds come from a model trained on which bills have become law.

In plain language

The bill adjusts rules for removing use restrictions on commercial properties for residential redevelopment in certain charter cities.

This bill narrows the criteria for qualifying housing developments that can remove use restrictions on commercial properties in charter cities. It specifically targets cities with certain population and building permit criteria.

What this means for you
  • Small Business: This could affect small businesses in charter cities by potentially limiting available commercial properties for conversion to residential uses.

Summary

Existing law provides that recorded covenants, conditions, restrictions, or private limits on the use of land contained in instruments affecting the transfer or sale of any interest in real property that, among other things, restrict or prohibit the residential uses of the property, are not enforceable against the owner of a housing development if an approved restrictive covenant housing modification document has been recorded in the public record, as provided. As part of this process, existing law requires the owner to submit to the county recorder a copy of the original restrictive covenant and any documents the owner believes necessary to establish that the property qualifies as a housing development and requires the county counsel to determine, among other things, if the property qualifies as a housing development and if a modification document may be recorded. Existing law defines "housing development," for purposes of these provisions, as a development located on the property that is the subject of the recorded restrictive covenant and meets one of 3 sets of specified requirements. One set requires the property to be owned or controlled by an entity or individual that has submitted a development project application to redevelop an existing commercial property, and the development project includes residential uses permitted by state housing laws or local land use and zoning regulations. This bill would narrow the housing developments that qualify for removing use restrictions on an existing commercial property, as described above, by excluding a development project within a charter city that meets 3 criteria. For that exclusion, the bill would require the charter city to have a population size between 200,000 and 400,000 and a housing element that is in substantial compliance with the housing element law, as specified. Additionally, the bill would require the charter city to have issued residential building permits that, on an average annual basis during the current regional housing needs allocation cycle applicable to the charter city, allow for a total of more than 500 residential units. By imposing additional duties on county officials, the bill would impose a state-mandated local program. The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement. This bill would provide that no reimbursement is required by this act for a specified reason.

Bill Text

Action History

  1. In committee: Set, first hearing. Hearing canceled at the request of author.

  2. From committee: Do pass and re-refer to Com. on HOUSING. (Ayes 8. Noes 4.) (June 23). Re-referred to Com. on HOUSING.

  3. Re-referred to Coms. on JUD. and HOUSING.

  4. Re-referred to Com. on RLS. pursuant to Senate Rule 29.10(c).

  5. Read second time. Ordered to third reading.

  6. From inactive file.

  7. Ordered to second reading.

  8. Read second time and amended. Ordered returned to second reading.

  9. Ordered to inactive file at the request of Senator Wiener.

  10. Read second time. Ordered to third reading.

  11. From committee: Do pass. (Ayes 7. Noes 0.) (August 18).

  12. Read second time and amended. Re-referred to Com. on APPR.

  13. From committee: Amend, and do pass as amended and re-refer to Com. on APPR. (Ayes 10. Noes 1.) (July 14).

  14. Read second time and amended. Re-referred to Com. on B. P. & E.D.

  15. From committee: Amend, and do pass as amended and re-refer to Com. on B. P. & E.D. (Ayes 7. Noes 0.) (July 2).

  16. Referred to Coms. on L. GOV. and B. P. & E.D.

  17. In Senate. Read first time. To Com. on RLS. for assignment.

  18. Read third time. Passed. Ordered to the Senate. (Ayes 79. Noes 0. Page 1852.)

  19. Read second time. Ordered to third reading.

  20. From committee: Do pass. (Ayes 14. Noes 0.) (May 23).

  21. Joint Rule 62(a), file notice suspended. (Page 1627.)

  22. In committee: Set, first hearing. Referred to APPR. suspense file.

  23. In committee: Hearing postponed by committee.

  24. Re-referred to Com. on APPR. pursuant to Joint Rule 10.5.

  25. Read second time. Ordered to third reading.

  26. Read second time and amended. Ordered returned to second reading.

  27. From committee: Amend, and do pass as amended. (Ayes 10. Noes 0.) (April 30).

  28. Re-referred to Com. on L. GOV.

  29. Referred to Com. on L. GOV.

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

  31. From printer. May be heard in committee March 21.

  32. Read first time. To print.

Sponsors

Sponsorship breakdown

Export CSV (upgrade) →

1 sponsors · 0 co-sponsors · 121 not signed on · 5 voted No

Sponsors (1)

Co-sponsors (0)

None.

Not signed on (121)

121 members have not signed on to this bill.

Show all 121 →

"Not signed on" means a member has not sponsored or co-sponsored this bill — it does not imply opposition. Members flagged Voted No have a recorded No vote on this bill.

Whip count is in markup. Polling the chamber and every recorded vote this session. Only the first open is slow. It’s instant for you after this. Calling the roll · Tallying · Engrossing

Votes

Do pass, but first be re-referred to the Committee on [Housing]

Passed 8 Yea · 4 Nay · 1 Other
Party YeaNayPresentNot Voting
Democratic 8300
Republican 0101
Total 8401
% of votes cast 62%31%0%8%
How each member voted (13)
Member Party Vote
Allen, Benjamin Democratic Yea
Ashby, Angelique V. Democratic Yea
Caballero, Anna M. Democratic Nay
Durazo, Maria Elena Democratic Yea
Laird, John Democratic Yea
Reyes, Eloise Gómez Democratic Yea
Stern, Henry I. Democratic Yea
Umberg, Thomas J. Democratic Yea
Wahab, Aisha Democratic Nay
Weber Pierson, M.D., Akilah Democratic Yea
Wiener, Scott D. Democratic Nay
Niello, Roger W. Republican Nay
Valladares, Suzette Martinez Republican Not Voting

Official roll call →

Do pass as amended, but first amend, and re-refer to the Committee on [Appropriations]

Passed 10 Yea · 1 Nay
Party YeaNayPresentNot Voting
Democratic 8000
Republican 2100
Total 10100
% of votes cast 91%9%0%0%
How each member voted (11)
Member Party Vote
Archuleta, Bob Democratic Yea
Arreguín, Jesse Democratic Yea
Ashby, Angelique V. Democratic Yea
Grayson, Timothy S. Democratic Yea
Menjivar, Caroline Democratic Yea
Smallwood-Cuevas, Lola Democratic Yea
Umberg, Thomas J. Democratic Yea
Weber Pierson, M.D., Akilah Democratic Yea
Choi, Steven S. Republican Nay
Niello, Roger W. Republican Yea
Strickland, Tony Republican Yea

Official roll call →

Do pass as amended, but first amend, and re-refer to the Committee on [Business, Professions and Economic Development]

Passed 7 Yea · 0 Nay
Party YeaNayPresentNot Voting
Republican 2000
Democratic 5000
Total 7000
% of votes cast 100%0%0%0%
How each member voted (7)
Member Party Vote
Arreguín, Jesse Democratic Yea
Cabaldon, Christopher Democratic Yea
Durazo, Maria Elena Democratic Yea
Laird, John Democratic Yea
Wiener, Scott D. Democratic Yea
Choi, Steven S. Republican Yea
Seyarto, Kelly Republican Yea

Official roll call →

AB 782 Quirk-Silva Assembly Third Reading

Passed 79 Yea · 0 Nay
Party YeaNayPresentNot Voting
Republican 19000
Democratic 59000
Unaffiliated 1000
Total 79000
% of votes cast 100%0%0%0%
How each member voted (79)
Member Party Vote
Ávila Farías — Yea
Addis, Dawn Democratic Yea
Aguiar-Curry, Cecilia M. Democratic Yea
Ahrens, Patrick Democratic Yea
Alvarez, David Democratic Yea
Arambula, Joaquin Democratic Yea
Bains, Jasmeet Democratic Yea
Bauer-Kahan, Rebecca Democratic Yea
Bennett, Steve Democratic Yea
Berman, Marc Democratic Yea
Boerner, Tasha Democratic Yea
Bonta, Mia Democratic Yea
Bryan, Isaac G. Democratic Yea
Calderon, Lisa Democratic Yea
Caloza, Jessica Democratic Yea
Carrillo, Juan Democratic Yea
Connolly, Damon Democratic Yea
Elhawary, Sade Democratic Yea
Fong, Mike Democratic Yea
Gabriel, Jesse Democratic Yea
Garcia, Robert Democratic Yea
Gipson, Mike A. Democratic Yea
González, Mark Democratic Yea
Haney, Matt Democratic Yea
Harabedian, John Democratic Yea
Hart, Gregg Democratic Yea
Irwin, Jacqui Democratic Yea
Jackson, Corey A. Democratic Yea
Kalra, Ash Democratic Yea
Krell, Maggy Democratic Yea
Lee, Alex Democratic Yea
Lowenthal, Josh Democratic Yea
McKinnor, Tina Democratic Yea
Muratsuchi, Al Democratic Yea
Nguyen, Stephanie Democratic Yea
Ortega, Liz Democratic Yea
Pacheco, Blanca Democratic Yea
Papan, Diane Democratic Yea
Patel, Darshana R. Democratic Yea
Pellerin, Gail Democratic Yea
Petrie-Norris, Cottie Democratic Yea
Quirk-Silva, Sharon Democratic Yea
Ramos, James C. Democratic Yea
Ransom, Rhodesia Democratic Yea
Rivas, Robert Democratic Yea
Rodriguez, Celeste Democratic Yea
Rodriguez, Michelle Democratic Yea
Rogers, Chris Democratic Yea
Rubio, Blanca E. Democratic Yea
Schiavo, Pilar Democratic Yea
Schultz, Nick Democratic Yea
Sharp-Collins, LaShae Democratic Yea
Solache, Jr., José Luis Democratic Yea
Soria, Esmeralda Democratic Yea
Stefani, Catherine Democratic Yea
Valencia, Avelino Democratic Yea
Ward, Christopher M. Democratic Yea
Wicks, Buffy Democratic Yea
Wilson, Lori D. Democratic Yea
Zbur, Rick Chavez Democratic Yea
Alanis, Juan Republican Yea
Castillo, Leticia Republican Yea
Chen, Phillip Republican Yea
Davies, Laurie Republican Yea
DeMaio, Carl Republican Yea
Dixon, Diane Republican Yea
Ellis, Stan Republican Yea
Flora, Heath Republican Yea
Gallagher, James Republican Yea
Gonzalez, Jeff Republican Yea
Hadwick, Heather Republican Yea
Hoover, Josh Republican Yea
Lackey, Tom Republican Yea
Macedo, Alexandra Republican Yea
Patterson, Joe Republican Yea
Sanchez, Kate Republican Yea
Ta, Tri Republican Yea
Tangipa, David J. Republican Yea
Wallis, Greg Republican Yea

Official roll call →

Do pass.

Passed 14 Yea · 0 Nay · 1 Other
Party YeaNayPresentNot Voting
Democratic 11000
Republican 3001
Total 14001
% of votes cast 93%0%0%7%
How each member voted (15)
Member Party Vote
Arambula, Joaquin Democratic Yea
Calderon, Lisa Democratic Yea
Caloza, Jessica Democratic Yea
Elhawary, Sade Democratic Yea
Fong, Mike Democratic Yea
González, Mark Democratic Yea
Hart, Gregg Democratic Yea
Pacheco, Blanca Democratic Yea
Pellerin, Gail Democratic Yea
Solache, Jr., José Luis Democratic Yea
Wicks, Buffy Democratic Yea
Dixon, Diane Republican Yea
Sanchez, Kate Republican Not Voting
Ta, Tri Republican Yea
Tangipa, David J. Republican Yea

Official roll call →

Do pass as amended.

Passed 10 Yea · 0 Nay
Party YeaNayPresentNot Voting
Democratic 8000
Republican 2000
Total 10000
% of votes cast 100%0%0%0%
How each member voted (10)
Member Party Vote
Carrillo, Juan Democratic Yea
Pacheco, Blanca Democratic Yea
Ramos, James C. Democratic Yea
Ransom, Rhodesia Democratic Yea
Rubio, Blanca E. Democratic Yea
Stefani, Catherine Democratic Yea
Ward, Christopher M. Democratic Yea
Wilson, Lori D. Democratic Yea
Hoover, Josh Republican Yea
Ta, Tri Republican Yea

Official roll call →

Subjects

housing
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Frequently asked questions

What does AB 782 do?
Existing law provides that recorded covenants, conditions, restrictions, or private limits on the use of land contained in instruments affecting the transfer or sale of any interest in real property that, among other things, restrict or prohibit the residential uses of the property, are not enforceable against the owner of a housing development if an approved restrictive covenant housing modification document has been recorded in the public record, as provided. As part of this process, existing law requires the owner to submit to the county recorder a copy of the original restrictive covenant and any documents the owner believes necessary to establish that the property qualifies as a housing development and requires the county counsel to determine, among other things, if the property qualifies as a housing development and if a modification document may be recorded. Existing law defines "housing development," for purposes of these provisions, as a development located on the property that is the subject of the recorded restrictive covenant and meets one of 3 sets of specified requirements. One set requires the property to be owned or controlled by an entity or individual that has submitted a development project application to redevelop an existing commercial property, and the development project includes residential uses permitted by state housing laws or local land use and zoning regulations. This bill would narrow the housing developments that qualify for removing use restrictions on an existing commercial property, as described above, by excluding a development project within a charter city that meets 3 criteria. For that exclusion, the bill would require the charter city to have a population size between 200,000 and 400,000 and a housing element that is in substantial compliance with the housing element law, as specified. Additionally, the bill would require the charter city to have issued residential building permits that, on an average annual basis during the current regional housing needs allocation cycle applicable to the charter city, allow for a total of more than 500 residential units. By imposing additional duties on county officials, the bill would impose a state-mandated local program. The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement. This bill would provide that no reimbursement is required by this act for a specified reason.
Who sponsors AB 782?
AB 782 is sponsored by Quirk-Silva, Sharon (Democratic).
What is the current status of AB 782?
This bill has passed the Assembly. Introduced February 18, 2025. It now moves to the second chamber.
Where can I track AB 782?
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