California Senate Bill SB1318

California 2025-2026 Regular Session

• Introduced: 2/20/26
• Refer: 3/4/26
• Refer: 3/25/26
• Refer: 4/8/26
• Report Pass: 4/23/26
• Refer: 4/27/26

Caption

An act to amend Section 30604 of the Public Resources Code, relating to coastal resources.

Summary

SB 1318 would amend the California Coastal Act’s permit-review provisions to make it easier for local governments in the coastal zone to restrict or prohibit non-owner-occupied short-term rentals, such as vacation rentals that are not occupied by the owner. Under the bill, the California Coastal Commission would be required to approve a coastal development permit or local coastal program amendment for such restrictions if the local agency finds the action is necessary to address significant local housing needs and the commission concludes the proposal strikes a reasonable balance between those housing needs and public access to the coast. The bill also states that this approval requirement applies notwithstanding existing Coastal Act provisions that protect coastal access and visitor-serving accommodations, meaning the commission could not deny the request simply because other lodging is available. In addition, the bill adds language allowing the commission or local issuing agency to consider environmental justice when acting on a coastal development permit. Overall, the measure is aimed at giving coastal communities more flexibility to regulate short-term rentals as a housing policy tool.

Impact

SB 1318 would modify Section 30604 of the Public Resources Code, which governs coastal development permits and local coastal program amendments under the California Coastal Act. The practical effect would be to narrow the commission’s discretion in cases involving non-owner-occupied short-term rental restrictions or prohibitions, while preserving a balancing test tied to local housing needs and coastal access. It would affect local governments in the coastal zone, short-term rental operators, property owners, and the Coastal Commission’s permit-review process.

Sentiment

The bill appears to have received generally favorable committee treatment, as reflected by a 5-1 vote on a do pass as amended motion and referral to Appropriations. The bill’s framing around housing affordability, equity, and local control suggests support from members concerned about coastal housing pressures. At the same time, the fact that it was held in committee and under submission indicates the measure was not free from concern and may have faced unresolved policy or fiscal questions.

Contention

The main point of contention is the balance between coastal public access and local efforts to reduce housing pressure by limiting short-term rentals. Supporters are likely to emphasize affordability, housing supply, and local authority to address community impacts from non-owner-occupied rentals. Opponents or skeptics may focus on the bill’s potential to weaken existing Coastal Act protections for visitor-serving accommodations and public access, and on whether the commission should be required to approve local restrictions even when alternative lodging exists. The inclusion of environmental justice language may also be a point of debate, though the bill text does not show specific transcript objections.