On-Site Building Managers: AB 1771

Requirements for having an on-site resident manager in buildings with 16 units or more may be about to go the way of the dodo bird. A state bill is on the table that could eliminate them.

Under current California law, any apartment building with 16 or more units must have a manager or "responsible person" who actually lives on the property. That requirement has been on the books for decades, originally designed to ensure tenants always had someone nearby in case of emergency. Interestingly, California is the only state that has this requirement. . .

Assembly Bill 1771, introduced in early 2026 by Assemblymember David Alvarez and sponsored by the Southern California Rental Association, would eliminate that mandate entirely. If passed, landlords would no longer be required to house a manager on-site, freeing them to manage properties remotely themselves or through a professional management company and saving them thousands of dollars.

Supporters argue the rule is outdated in an era of smartphones, property management software, and 24/7 remote response systems. But critics worry it could leave tenants (especially in older, larger buildings with frequent issues) without anyone physically present to handle emergencies, maintenance issues, or safety concerns.

The bill is written to apply statewide, including in charter cities like San Francisco and Oakland (which have historically had stricter rules). Charter cities normally have the authority to set their own rules on local matters, but AB 1771 explicitly overrides that, meaning no California city could independently choose to keep or create an on-site manager requirement. That language itself could stall progress/approval, and could be eliminated as the process moves forward.

The bill has been referred to the Housing and Community Development committee, but has yet to gain a co-author or be heard. We’ll keep you posted on developments!

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