Rental housing providers could lose the ability to pursue some eviction cases for months under a bill that would pause unlawful detainer actions and bar related fees when the tenant’s nonpayment of rent is related to immigration enforcement.
The California Apartment Association opposes the measure and has formed a coalition of business organizations to oppose the bill.
SB 1243, the Tenant Protections for Immigrant Families Act of 2026, was introduced by Sen. Maria Elena Durazo, D-Los Angeles. The bill would, until Jan. 1, 2030, prohibit a housing provider from initiating or continuing an unlawful detainer action against a tenant whose income is affected by “immigration enforcement activities” until 180 days after the conclusion of those activities. To qualify, a tenant would need to submit a declaration of detention-related hardship to the owner, signed under penalty of perjury.
The bill defines immigration enforcement activities to include raids by immigration authorities, detention, arrest or removal, and any investigative effort that penalizes a person’s presence or employment in the United States. Detention-related hardship includes loss of income or financial support for the tenant or a household member.
Courts would be required to stay pending unlawful detainer proceedings under certain conditions. Housing providers would be prohibited from charging or collecting late fees, interest, or other penalties related to nonpayment of rent by tenants covered under the bill.
In its coalition opposition letter to the author, the association argues that the bill would shift costs tied to immigration enforcement onto property owners — including smaller operators who depend on rent to cover their mortgage, taxes, insurance, and maintenance — and could leave providers without rental income for months or longer given a 180-day post-enforcement window and enforcement timelines that are difficult to predict.
The coalition letter also raises concerns about balance and verification for housing providers, possible unintended consequences for housing access, and the need for approaches that do not place broad federal policy burdens on private rental housing operators without commensurate support.
The County of Los Angeles previously considered a similar measure that did not advance.
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