Homeowner Association Common Areas

By January 1, 2029, California law will prohibit the use of potable (drinking) water to irrigate nonfunctional turf—lawns that serve no recreational or community purpose— at common areas managed by homeowner associations (HOAs).

About the change

The new law provides an opportunity to create attractive new spaces that showcase the beauty of water-wise and native plants, increase curb appeal, and provide a vision for others to follow.

Compliance deadline

January 1, 2029

Check if your property is affected

Examples of Nonfunctional Turf

Border Strips

Decorative lawn along sidewalks, building edges, or fences.

Entry Patches

Unused patches near signage or building entries.

Medians & Islands

Lawn between buildings with no seating, access, or activity.

Slopes

Sloped lawn areas.

What to Do

1

Identify & document turf areas

Walk the site and list each turf area (photos + rough sq ft)
Note which irrigation zone serves it and whether it’s likely potable water

2

Confirm if it’s nonfunctional

For each area: is it regularly used for recreation/community purpose?
Tag areas: Likely Nonfunctional / Possibly / Likely Functional
Prioritize “quick wins” (medians, strips, decorative entry patches)

Not sure? Ask the Assistant

3

Plan the replacement

Choose the replacement approach (water-wise landscape goals + maintenance expectations)
Create a simple phased plan (design → budget → approvals → contractor)
Align irrigation to the new landscape (avoid keeping “turf irrigation” for non-turf)

4