Homeowners associations across California are being pushed to take a hard look at their lawns, especially those neat but rarely used stretches of grass in common areas. Under a state law that phases out potable (drinking) water for ornamental turf and adds new reporting rules for large properties, boards with big green belts are staring down a series of deadlines starting in 2027, with a crucial HOA benchmark on January 1, 2029.
What the law requires
Assembly Bill 1572 bans the use of potable water to irrigate nonfunctional turf on several types of properties, rolling out over time: January 1, 2027 for state and many other public properties, January 1, 2028 for commercial, industrial, and institutional sites, January 1, 2029 for HOA common areas, and January 1, 2031 for local government properties in disadvantaged communities or when state funds are available. The law also adds paperwork: owners of commercial, industrial, or institutional parcels with more than 5,000 square feet of irrigated area must self certify to the State Water Board starting June 30, 2030, and owners of HOAs or similar entities with more than 5,000 square feet of irrigated common area must begin certifying on June 30, 2031 and repeat that every three years, according to California Legislative Information.
How "nonfunctional turf" is defined
The statute splits turf into two camps: "functional turf" that residents actually use, and everything else. Functional turf covers grass in recreational areas or community spaces. The law states that "nonfunctional turf means any turf that is not functional turf, and includes turf located within street rights of way and parking lots," per California Legislative Information.
Will your HOA be affected?
Managers are already bracing for a combination of conversion expenses and new administrative work, since many associations oversee sizeable irrigated common areas. Kelly G. Richardson, a community association attorney who writes the HOA Homefront column syndicated in papers including the San Diego Union Tribune, notes that "thousands of HOAs have that much irrigated common area and will have to certify compliance" but also argues that "probably very few if any California common interest developments will be affected by this law"; her column is available at R|O Attorneys.
Reporting and enforcement
Even boards that have no plans to rip out their grass may still have to self certify if the irrigated footprint exceeds 5,000 square feet, and local water providers are already updating their ordinances to carry out the law. Violations can trigger administrative or civil consequences, and local utility guidance points out that the Water Code allows civil liability of up to $1,000 per day for violations of board regulations, so boards will want to keep a close eye on timelines and local rules, according to the City of Folsom.
How boards should prepare
Boards can start by mapping all irrigated common areas, flagging grass that residents cannot reasonably reach or use, and checking with their water provider about reclaimed water connections or large landscape rebates. A statewide Nonfunctional Turf Compliance Portal has been created to collect agency rules and incentive programs for managers; see Nonfunctional Turf CA for resources.
The practical takeaway for associations is straightforward: map, consult, and budget early. The law offers some lead time, but the reporting schedule for large common area properties is set, and boards that procrastinate risk fines or rushed, expensive retrofits later.
