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A new California law (AB 246) provides eviction protections for tenants who experience delays or disruptions in their Social Security income. For property owners and property managers in Stockton and throughout California’s Central Valley, this law introduces important new responsibilities—especially when filing eviction actions for nonpayment of rent.
Here’s what you need to know and how Property Management Experts (PME) helps ensure compliance while maintaining positive landlord-tenant relationships.
What Is Assembly Bill 246?
Assembly Bill 246, now codified as Civil Code §1946.3, provides a legal defense against eviction (also known as unlawful detainer or UD) when a tenant’s household experiences a delay, reduction, or wrongful termination of their Social Security income.
This law was introduced after the 2025 federal government shutdown—the longest in U.S. history at 43 days—sparked concern about income interruptions for vulnerable renters.
Key Point: The law is not limited to federal shutdowns. It applies to any delay in Social Security income, regardless of the cause, through January 20, 2029.
Who Qualifies for This Protection?
Tenants may use this legal defense if:
- Any household member receives income from Social Security (retirement, disability, or survivor benefits)
- That income has been wrongfully delayed, reduced, or cut off through no fault of the tenant
- The loss of income directly prevented the tenant from paying rent
Source: Civil Code §1946.3(c)(1)
How the Eviction Process Changes Under This Law
Let’s say a tenant misses a rent payment. The landlord or property manager serves a:
- 3-Day Notice to Pay or Quit, or
- 3-Day Notice to Pay Rent (in just cause scenarios)
If the tenant doesn’t pay or move out, the next step is filing an unlawful detainer (UD). But under AB 246, the tenant can now inform the court that their Social Security benefits were disrupted, triggering a temporary stay (pause) of the eviction.
⏱️ The stay lasts until:
- 14 days after the benefits resume, or
- A maximum of 6 months, whichever comes first
During this time, the tenant must:
- Still reside in the unit
- Prove that the Social Security hardship is ongoing and not their fault
What This Means for Property Owners and Managers
1. Delays in Rent Recovery
Even if a tenant owes rent, you may not be able to proceed with eviction until their Social Security benefits resume.
2. Legal Compliance is Critical
Any failure to recognize or accommodate this new defense could result in a dismissed eviction, wasted legal fees, and even liability.
3. Communication is Key
Tenants may not volunteer this information unless asked. Proactively asking about income interruptions—especially when a tenant has previously paid on time—can help you avoid unnecessary legal action.
✅ How Property Management Experts (PME) Helps
At Property Management Experts, we stay ahead of California's evolving rental laws to protect both our owners and their tenants.
Here’s how we handle situations like these:
- We review every tenant hardship carefully to assess eligibility under Civil Code §1946.3
- We coordinate with tenants to collect documentation on Social Security disruptions
- We pause legal action if required and notify property owners about timelines and next steps
- We prioritize retention and stability while still advocating for owner cash flow and fairness
Our goal is always to avoid unnecessary court costs, comply with the law, and maintain long-term rental success.
Final Thoughts
This new law reflects California’s ongoing efforts to protect vulnerable tenants—and adds new layers of responsibility for landlords and property managers. Understanding and correctly responding to Social Security hardship claims is now a legal obligation, not just a courtesy.
If you’re a rental property owner in Stockton or the surrounding areas and you’re unsure how to navigate California’s complex legal landscape, Property Management Experts is here to help.
Need Help Managing Compliance and Evictions the Right Way?
Let our experienced team guide you through legal changes like AB 246 while ensuring your investments stay protected.
Get in touch today for a free property management consultation.
Serving Stockton, Lodi, Manteca, Tracy & beyond
www.pmerents.com