加州 · 戴维斯-斯特林法
关于出租您的单元，协会还能规定什么。
比它以为的要少。连续三年颁布的三个条文，给业主协会（HOA）留下了一条不得突破的下限、一种并非显而易见的计算方法，以及一个修正自身管理文件的期限——而这个期限已在2022年过去。
条文 民法典 §§ 4739, 4740, 4741
相关法案 AB 3182 (2021) · AB 1584 (2022) · AB 1410 (2023)
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条文核实 2026-11-03
25%是下限，不是上限
这是常被反过来理解的一句话。
§ 4741(b)：协会
不得采纳或执行……将共同利益开发项目内独立产权单位的出租或租赁限制在低于25%的规定。
因此，25%是协会必须允许的最低比例，而不是它可以允许的最高比例。同一款明确规定，其中任何内容都不妨碍协会准许更高的比例。如果董事会把这个数字理解为可以把出租限制在四分之一单元的许可，那就把这项规定完全弄反了——法律是在告诉它底线在哪里。
而且计算方法并非显而易见
有两款规定决定一个社区是否真的达到了上限，而且两者都使数字朝有利于业主的方向变动。§ 4741(d)：附属住宅单元（ADU）或初级附属住宅单元（JADU）不是独立产权单位，因此出租这类单元不占用名额。§ 4741(e)：如果业主自住于独立产权单位——或自住于其ADU或JADU——该单位不计为由租户居住。业主住在主屋、租户住在后院单元的情况，在这一计算中根本不算出租。
三十天，两个方向
同一个数字划出了两条方向相反的界线，把它们混淆的协会会两头都弄错。
- ≤ 30天§ 4741(c)允许协会禁止对独立产权单位进行30天或以下的临时或短期出租。禁止度假短租的规定不受上述各条影响。
- > 30天§ 4739(a)规定，尽管有《加州民法典》第4740条的规定，业主出租其自住的独立产权单位的一部分、租期超过30天的，不得被禁止。您所居住房屋中的一个房间受到保护。
§ 4739(b)保留了其余规则：本条中的任何内容，都不允许业主或房客违反管理文件中关于单元内或公共区域内行为的规定，或关于会员权利和特权的规定——条文明确提到了停车限制和访客使用公共设施。
祖父条款，以及不会使其失效的转让
§ 4740(a)比出租上限更早，至今仍发挥着其他条文所没有的作用。除非禁止出租的规定或引入该规定的修订在业主取得产权之前已经生效，否则业主不受该规定约束。禁止出租的社区，不能约束在禁令之前购房的业主。
失去这种权利最显而易见的方式，是转让房产后重新开始。§ 4740(b)堵住了其中一部分：如果转让依照《加州收入与税收法典》第62条或第480.3条免于重新估税，或依照民法典第1102.2条(b)——仅限遗嘱认证转让——或(e)、(f)或(g)款，免于提供不动产转让披露声明（Real Estate Transfer Disclosure Statement），则该权利不视为终止。把房屋转入信托，或在这些规定所涵盖的各类关联方之间转让，都不会让时间重新起算。
§ 4741(h)从另一端重申了这一点：出租上限条文不改变在其生效前已取得产权的业主的权利。
业主在出租前须提供什么
§ 4740(c)简短而具体，而且比协会通常要求的要少。出租前，业主向协会提供两样东西：
- 业主取得产权日期的核实证明。
- 准租户或承租人、或其代表的姓名和联络方式。
不需要租约，不需要租金金额，也不需要信用报告。日期用来确立祖父条款下的权利；联络方式让协会能够联系到居住者。
董事会必须亲自修订CC&Rs（契约、条件与限制）——期限是2022年7月1日
§ 4741(f)是一条不寻常的规定。自2021年1月1日起，无论管理文件是否曾经修订，都必须遵守本条——在此期间，未经修订的约定条款直接不可强制执行。但该款更进一步，要求董事会把文件改正：
尽管有任何其他法律规定或管理文件规定，董事会无需会员批准，应当不迟于2022年7月1日修订任何声明书（declaration）或其他管理文件，只要其中含有被禁止的限制性约定条款——方式是删除该条款或将其重述以符合法律，并在重述文件时不作其他任何更改。董事会必须依照第4045条发出28天的一般通知，其中包括修订文本以及对其目的和效力的说明，并且必须在考虑会员意见后，在董事会会议上作出决定。
由此得出两点。第一，修订声明书通常需要会员表决——民法典第5100条(a)(1)把它列为必须以无记名投票进行的四类表决之一。第4741条(f)是本法少数几处把这项权力单独交给董事会的地方之一，而且范围很窄：删除或重述违规的约定条款，其他一概不改。
第二，期限已经过去。如果一个协会已登记备案的声明书中仍然有出租禁令或低于25%的上限，那么它已经超过州议会给予的期限四年多，而且该约定条款一直都不可强制执行。值得对照已登记备案的文件本身来核查，而不是对照物业经理以为它写了什么。
执行一项无效的约定条款要付出什么代价
§ 4741(g)：故意违反本条的协会须承担实际损害赔偿，并须向申请人或其他当事人支付最高1,000美元的民事罚款——这与本法对阻挠安装电动汽车充电站所规定的救济相同。
§ 4740(d)以一项免责声明作结，值得注意的是它没有说的内容：该条中的任何内容，都不修改或影响开发项目采纳或修订其管理文件的表决程序。出租相关条文改变的是管理文件可以载明什么；会员如何修改管理文件，则完全维持原状。
民法典 § 4739 — 英文原文
Renting a Portion of an Owner-Occupied Separate Interest
Added by Stats. 2022, Ch. 858, Sec. 3. (AB 1410) Effective January 1, 2023.
条文以英文呈现，因为法律以英文颁布，具有法律效力的是英文版本。本页的说明为中文；如与条文有出入，以条文为准。
(a)Notwithstanding Section 4740, an owner of a separate interest in a common interest development shall not be subject to a provision in a governing document, or amendments thereto, that prohibits the rental or leasing of a portion of the owner-occupied separate interest in that common interest development to a renter, lessee, or tenant for a period of more than 30 days.
(b)Nothing in this section shall permit an owner of a separate interest or a resident renting or leasing a portion of the owner-occupied separate interest to violate any provision of the association governing documents that govern conduct in the separate interest or common areas, or that govern membership rights or privileges, including, but not limited to, parking restrictions and guest access to common facilities.
逐字转载自加州立法顾问办公室（Legislative Counsel）公布的条文，并与第二个来源逐字核对（leginfo (Legislative Counsel official bulk code database, LAW_SECTION_TBL) · California Public Law (Public.Law)）。加州法律属于政府法令，不受版权保护。本页为非官方转载——官方版本由立法顾问办公室在leginfo.legislature.ca.gov公布，以该版本为准。
机器可读：/data/4739.json——同一条文，附分项锚点、日期和来源。
民法典 § 4740 — 英文原文
Rental Restrictions — The Date of Acquisition Rule
Amended by Stats. 2020, Ch. 198, Sec. 1. (AB 3182) Effective January 1, 2021.
条文以英文呈现，因为法律以英文颁布，具有法律效力的是英文版本。本页的说明为中文；如与条文有出入，以条文为准。
(a)An owner of a separate interest in a common interest development shall not be subject to a provision in a governing document or an amendment to a governing document that prohibits the rental or leasing of any of the separate interests in that common interest development to a renter, lessee, or tenant unless that governing document, or amendment thereto, was effective prior to the date the owner acquired title to their separate interest.
(b)For purposes of this section, the right to rent or lease the separate interest of an owner shall not be deemed to have terminated if the transfer by the owner of all or part of the separate interest meets at least one of the following conditions:
(b)(1)Pursuant to Section 62 or 480.3 of the Revenue and Taxation Code, the transfer is exempt, for purposes of reassessment by the county tax assessor.
(b)(2)Pursuant to subdivision (b) of, solely with respect to probate transfers, or subdivision (e), (f), or (g) of, Section 1102.2, the transfer is exempt from the requirements to prepare and deliver a Real Estate Transfer Disclosure Statement, as set forth in Section 1102.6.
(c)Prior to renting or leasing their separate interest as provided by this section, an owner shall provide the association verification of the date the owner acquired title to the separate interest and the name and contact information of the prospective tenant or lessee or the prospective tenant’s or lessee’s representative.
(d)Nothing in this section shall be deemed to revise, alter, or otherwise affect the voting process by which a common interest development adopts or amends its governing documents.
逐字转载自加州立法顾问办公室（Legislative Counsel）公布的条文，并与第二个来源逐字核对（leginfo (Legislative Counsel official bulk code database, LAW_SECTION_TBL) · California Public Law (Public.Law)）。加州法律属于政府法令，不受版权保护。本页为非官方转载——官方版本由立法顾问办公室在leginfo.legislature.ca.gov公布，以该版本为准。
机器可读：/data/4740.json——同一条文，附分项锚点、日期和来源。
民法典 § 4741 — 英文原文
Rental Caps, Owner-Occupancy and Minimum Terms
Amended by Stats. 2021, Ch. 360, Sec. 6. (AB 1584) Effective January 1, 2022.
条文以英文呈现，因为法律以英文颁布，具有法律效力的是英文版本。本页的说明为中文；如与条文有出入，以条文为准。
(a)An owner of a separate interest in a common interest development shall not be subject to a provision in a governing document or an amendment to a governing document that prohibits, has the effect of prohibiting, or unreasonably restricts the rental or leasing of any of the separate interests, accessory dwelling units, or junior accessory dwelling units in that common interest development to a renter, lessee, or tenant.
(b)A common interest development shall not adopt or enforce a provision in a governing document or amendment to a governing document that restricts the rental or lease of separate interests within a common interest to less than 25 percent of the separate interests. Nothing in this subdivision prohibits a common interest development from adopting or enforcing a provision authorizing a higher percentage of separate interests to be rented or leased.
(c)This section does not prohibit a common interest development from adopting and enforcing a provision in a governing document that prohibits transient or short-term rental of a separate property interest for a period of 30 days or less.
(d)For purposes of this section, an accessory dwelling unit or junior accessory dwelling unit shall not be construed as a separate interest.
(e)For purposes of this section, a separate interest shall not be counted as occupied by a renter if the separate interest, or the accessory dwelling unit or junior accessory dwelling unit of the separate interest, is occupied by the owner.
(f)A common interest development shall comply with the prohibition on rental restrictions specified in this section on and after January 1, 2021, regardless of whether the common interest development has revised their governing documents to comply with this section. Notwithstanding any other provision of law or provision of the governing documents, the board, without approval of the members, shall amend any declaration or other governing document no later than July 1, 2022, that includes a restrictive covenant prohibited by this section by either deleting or restating the restrictive covenant to be compliant with this section, and shall restate the declaration or other governing document without the restrictive covenant but with no other change to the declaration or governing document. A board shall provide general notice pursuant to Section 4045 of the amendment at least 28 days before approving the amendment. The notice shall include the text of the amendment and a description of the purpose and effect of the amendment. The decision on the amendment shall be made at a board meeting, after consideration of any comments made by association members.
(g)A common interest development that willfully violates this section shall be liable to the applicant or other party for actual damages, and shall pay a civil penalty to the applicant or other party in an amount not to exceed one thousand dollars ($1,000).
(h)In accordance with Section 4740, this section does not change the right of an owner of a separate interest who acquired title to their separate interest before the effective date of this section to rent or lease their property.
逐字转载自加州立法顾问办公室（Legislative Counsel）公布的条文，并与第二个来源逐字核对（leginfo (Legislative Counsel official bulk code database, LAW_SECTION_TBL) · California Public Law (Public.Law)）。加州法律属于政府法令，不受版权保护。本页为非官方转载——官方版本由立法顾问办公室在leginfo.legislature.ca.gov公布，以该版本为准。
机器可读：/data/4741.json——同一条文，附分项锚点、日期和来源。