What AB 2480 does
An act to amend Section 65915 of the Government Code, relating to housing.
Existing law, commonly referred to as the Density Bonus Law, requires a city or county to provide a developer that proposes a housing development, as defined, within the city or county with a density bonus and other incentives or concessions, as specified, if the developer agrees to construct, among other options, 20% of the total units, as defined, for lower income students in a student housing development that meets certain requirements. These requirements include, among other things, that all units in the student housing development be used exclusively for undergraduate, graduate, or professional students enrolled full time at an institution of higher learning, and the rent provided in the applicable units of the development for lower income students is calculated at 30% of 65% of the area median income for a single-room occupancy unit type.
This bill, for the purposes of a student housing development being eligible for a density bonus and other incentives or concessions, would revise and recast the rent requirements for the applicable units of the development for lower income students. The bill would also require a city or county to provide an additional density bonus, as specified, for a student housing development that meets the requirements for being eligible for the above-described density bonus and meets other specified criteria, including that the development provides 24% of the total units to lower income students, and the applicant agrees to include additional rental units affordable to moderate-income students, as defined, provided that the resulting student housing development would not restrict more than 50% of the total units, as defined, to moderate-income or lower income students. By imposing new duties on local governments, the bill would impose a state-mandated local program.
This bill would incorporate additional changes to Section 65915 of the Government Code proposed by AB 2433, SB 1383, or both, to be operative only if this bill and AB 2433, SB 1383, or both are enacted and this bill is enacted last.
The bill would include findings that changes proposed by this bill address a matter of statewide concern rather than a municipal affair and, therefore, apply to all cities, including charter cities.
The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement.
This bill would provide that no reimbursement is required by this act for a specified reason.
Summary from the Legislative Counsel's Digest of the enrolled text, August 27, 2026. Read the full text on leginfo.
How it got here
Assemblymember Ávila Farías introduced AB 2480 on February 20, 2026, with coauthors Assembly Member Ransom. The text was amended 4 times, 2 in the Assembly and 2 in the Senate, and heard in 4 committee hearings before its final floor votes.
- Assembly Floor, May 21, 2026: 74 ayes, 0 noes.
- Senate Floor, August 25, 2026: 40 ayes, 0 noes.
- Assembly Floor, August 25, 2026: 78 ayes, 0 noes.
Committee votes along the way:
- Assembly Housing and Community Development, April 15, 2026: Do pass as amended, and be re-referred to the Committee on [Local Government] with recommendation: To Consent Calendar, 12-0.
- Assembly Local Government, April 22, 2026: Do pass and be re-referred to the Committee on [Appropriations], 10-0.
- Assembly Appropriations, May 6, 2026: Do pass., 14-0.
- Senate Housing, June 16, 2026: Do pass as amended, but first amend, and re-refer to the Committee on [Appropriations], 10-0.
Who supports and opposes AB 2480
The Senate Floor Analyses analysis dated August 24, 2026 lists 33 organizations in support and 0 in opposition. When Assembly Housing and Community Development first listed positions on April 13, 2026, the count was 15 in support and 0 opposed. By the Senate Floor Analyses analysis of August 24, 2026 it was 33 to 0.
In support: Youthbridge Housing (sponsor); University Housing Rights Organization At UC Berkeley (sponsor); Student Homes Coalition (sponsor); Student Homes At UCSB (sponsor); Student Homes At UCLA (sponsor); Student Homes At SJSU (sponsor); Davis College Democrats (sponsor); Abundant Housing Los Angeles; and 25 more.
Read the Senate Floor Analyses analysis.
What happens next
It reached the Governor's desk on August 31, 2026. Bills presented after the Legislature adjourned on August 31 must be signed or vetoed within thirty days.
The Governor can sign the bill, veto it, or let it become law without a signature. Until the decision, sign and veto request letters are the remaining channel, and the Department of Finance's enrolled bill report carries weight on anything with a fiscal effect. If signed, most provisions take effect January 1, and implementation moves to the agencies named in the bill.
What it means for housing organizations
Two decisions follow from a bill at this stage. The first is whether to weigh in with the Governor's office before the thirty-day window closes. The second is how to prepare for implementation if it becomes law: which agency writes the rules, when the comment period opens, and which obligations begin January 1.
The housing group at Capitol Axis handles that for housing clients.
Questions about AB 2480
What does AB 2480 do?
This bill, for the purposes of a student housing development being eligible for a density bonus and other incentives or concessions, would revise and recast the rent requirements for the applicable units of the development for lower income students. The bill would also require a city or county to provide an additional density bonus, as specified, for a student housing development that meets the requirements for being eligible for the above-described density bonus and meets other specified criteria, including that the development provides 24% of the total units to lower income students, and the
Has AB 2480 passed the California Legislature?
It reached the Governor's desk on August 31, 2026. Bills presented after the Legislature adjourned on August 31 must be signed or vetoed within thirty days.
Who supports and opposes AB 2480?
The Senate Floor Analyses analysis dated August 24, 2026 lists 33 organizations in support and 0 in opposition. Supporters include Youthbridge Housing (sponsor); University Housing Rights Organization At UC Berkeley (sponsor); Student Homes Coalition (sponsor).
What happens next with AB 2480?
The Governor can sign it, veto it, or let it become law without a signature. Until then, sign and veto request letters are the remaining channel, and the Department of Finance's enrolled bill report carries weight on anything with a fiscal effect.