The California partition law 2026 reforms, specifically the Partition of Real Property Act (AB 2038), introduce significant changes to how property is valued and sold. These rules apply to all partition actions filed on or after January 1, 2026, for both residential and commercial properties.

Key updates to the appraisal rules include:

• Mandatory Appraisal Requirement: A court-ordered, formal appraisal is now required to establish a property’s fair market value before any partition action or buyout can proceed. This ensures that valuation is based on objective market data rather than predatory offers.
• Qualified Appraisers: The appraisal must be conducted by a qualified, independent appraiser. If co-owners cannot agree on an appraiser, the court will appoint one. The appraisal must be USPAP-compliant.
• Establishing Buyout Rights: Once the court-approved appraisal is finalized, it serves as the foundation for statutory buyout rights. Co-owners have the right to purchase the interests of others at the appraised value to prevent a forced public sale.
• Exceptions and Waivers: The only statutory exception to the mandatory appraisal is when all co-owners unanimously agree to waive it.
• Review Period: After the appraisal is completed, co-owners typically have a window of 30 to 90 days to review the value and decide whether to exercise their right of first refusal to buy out other interests.

• California Partition Law 2026 Reforms: Key Buyout Rights Explained