加州 · 戴維斯-斯特林法
關於出租您的單元，協會還能規定什麼。
比它以為的要少。連續三年頒佈的三個條文，給業主協會（HOA）留下了一條不得突破的下限、一種並非顯而易見的計算方法，以及一個修正自身管理文件的期限——而這個期限已在2022年過去。
條文 民法典 §§ 4739, 4740, 4741
相關法案 AB 3182 (2021) · AB 1584 (2022) · AB 1410 (2023)
收錄條文 3
條文核實 2026-11-03
25%是下限，不是上限
這是常被反過來理解的一句話。
§ 4741(b)：協會
不得采納或執行……將共同利益開發項目內獨立產權單位的出租或租賃限制在低於25%的規定。
因此，25%是協會必須允許的最低比例，而不是它可以允許的最高比例。同一款明確規定，其中任何內容都不妨礙協會准許更高的比例。如果董事會把這個數字理解為可以把出租限制在四分之一單元的許可，那就把這項規定完全弄反了——法律是在告訴它底線在哪裡。
而且計算方法並非顯而易見
有兩款規定決定一個社區是否真的達到了上限，而且兩者都使數字朝有利於業主的方向變動。§ 4741(d)：附屬住宅單元（ADU）或初級附屬住宅單元（JADU）不是獨立產權單位，因此出租這類單元不佔用名額。§ 4741(e)：如果業主自住於獨立產權單位——或自住於其ADU或JADU——該單位不計為由租戶居住。業主住在主屋、租戶住在後院單元的情況，在這一計算中根本不算出租。
三十天，兩個方向
同一個數字劃出了兩條方向相反的界線，把它們混淆的協會會兩頭都弄錯。
- ≤ 30天§ 4741(c)允許協會禁止對獨立產權單位進行30天或以下的臨時或短期出租。禁止度假短租的規定不受上述各條影響。
- > 30天§ 4739(a)規定，儘管有《加州民法典》第4740條的規定，業主出租其自住的獨立產權單位的一部分、租期超過30天的，不得被禁止。您所居住房屋中的一個房間受到保護。
§ 4739(b)保留了其餘規則：本條中的任何內容，都不允許業主或房客違反管理文件中關於單元內或公共區域內行為的規定，或關於會員權利和特權的規定——條文明確提到了停車限制和訪客使用公共設施。
祖父條款，以及不會使其失效的轉讓
§ 4740(a)比出租上限更早，至今仍發揮著其他條文所沒有的作用。除非禁止出租的規定或引入該規定的修訂在業主取得產權之前已經生效，否則業主不受該規定約束。禁止出租的社區，不能約束在禁令之前購房的業主。
失去這種權利最顯而易見的方式，是轉讓房產後重新開始。§ 4740(b)堵住了其中一部分：如果轉讓依照《加州收入與稅收法典》第62條或第480.3條免於重新估稅，或依照民法典第1102.2條(b)——僅限遺囑認證轉讓——或(e)、(f)或(g)款，免於提供不動產轉讓披露聲明（Real Estate Transfer Disclosure Statement），則該權利不視為終止。把房屋轉入信託，或在這些規定所涵蓋的各類關聯方之間轉讓，都不會讓時間重新起算。
§ 4741(h)從另一端重申了這一點：出租上限條文不改變在其生效前已取得產權的業主的權利。
業主在出租前須提供什麼
§ 4740(c)簡短而具體，而且比協會通常要求的要少。出租前，業主向協會提供兩樣東西：
- 業主取得產權日期的核實證明。
- 準租戶或承租人、或其代表的姓名和聯絡方式。
不需要租約，不需要租金金額，也不需要信用報告。日期用來確立祖父條款下的權利；聯絡方式讓協會能夠聯繫到居住者。
董事會必須親自修訂CC&Rs（契約、條件與限制）——期限是2022年7月1日
§ 4741(f)是一條不尋常的規定。自2021年1月1日起，無論管理文件是否曾經修訂，都必須遵守本條——在此期間，未經修訂的約定條款直接不可強制執行。但該款更進一步，要求董事會把文件改正：
儘管有任何其他法律規定或管理文件規定，董事會無需會員批准，應當不遲於2022年7月1日修訂任何聲明書（declaration）或其他管理文件，只要其中含有被禁止的限制性約定條款——方式是刪除該條款或將其重述以符合法律，並在重述文件時不作其他任何更改。董事會必須依照第4045條發出28天的一般通知，其中包括修訂文本以及對其目的和效力的說明，並且必須在考慮會員意見後，在董事會會議上作出決定。
由此得出兩點。第一，修訂聲明書通常需要會員表決——民法典第5100條(a)(1)把它列為必須以無記名投票進行的四類表決之一。第4741條(f)是本法少數幾處把這項權力單獨交給董事會的地方之一，而且範圍很窄：刪除或重述違規的約定條款，其他一概不改。
第二，期限已經過去。如果一個協會已登記備案的聲明書中仍然有出租禁令或低於25%的上限，那麼它已經超過州議會給予的期限四年多，而且該約定條款一直都不可強制執行。值得對照已登記備案的文件本身來核查，而不是對照物業經理以為它寫了什麼。
執行一項無效的約定條款要付出什麼代價
§ 4741(g)：故意違反本條的協會須承擔實際損害賠償，並須向申請人或其他當事人支付最高1,000美元的民事罰款——這與本法對阻撓安裝電動汽車充電站所規定的救濟相同。
§ 4740(d)以一項免責聲明作結，值得注意的是它沒有說的內容：該條中的任何內容，都不修改或影響開發項目採納或修訂其管理文件的表決程序。出租相關條文改變的是管理文件可以載明什麼；會員如何修改管理文件，則完全維持原狀。
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.
條文以英文呈現，因為法律以英文頒佈，具有法律效力的是英文版本。本頁的說明為中文；如與條文有出入，以條文為準。
(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.
逐字轉載自加州立法顧問辦公室（Legislative Counsel）公佈的條文，並與第二個來源逐字核對（leginfo (Legislative Counsel official bulk code database, LAW_SECTION_TBL) · California Public Law (Public.Law)）。加州法律屬於政府法令，不受版權保護。本頁為非官方轉載——官方版本由立法顧問辦公室在leginfo.legislature.ca.gov公佈，以該版本為準。
機器可讀：/data/4739.json——同一條文，附分項錨點、日期和來源。
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.
條文以英文呈現，因為法律以英文頒佈，具有法律效力的是英文版本。本頁的說明為中文；如與條文有出入，以條文為準。
(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.
逐字轉載自加州立法顧問辦公室（Legislative Counsel）公佈的條文，並與第二個來源逐字核對（leginfo (Legislative Counsel official bulk code database, LAW_SECTION_TBL) · California Public Law (Public.Law)）。加州法律屬於政府法令，不受版權保護。本頁為非官方轉載——官方版本由立法顧問辦公室在leginfo.legislature.ca.gov公佈，以該版本為準。
機器可讀：/data/4740.json——同一條文，附分項錨點、日期和來源。
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.
條文以英文呈現，因為法律以英文頒佈，具有法律效力的是英文版本。本頁的說明為中文；如與條文有出入，以條文為準。
(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.
逐字轉載自加州立法顧問辦公室（Legislative Counsel）公佈的條文，並與第二個來源逐字核對（leginfo (Legislative Counsel official bulk code database, LAW_SECTION_TBL) · California Public Law (Public.Law)）。加州法律屬於政府法令，不受版權保護。本頁為非官方轉載——官方版本由立法顧問辦公室在leginfo.legislature.ca.gov公佈，以該版本為準。
機器可讀：/data/4741.json——同一條文，附分項錨點、日期和來源。