California water conservation tips for your HOA

What is water conservation and why is it important for California HOAs?

Water conservation means using water more efficiently and reducing unnecessary waste. For California HOAs, that often starts with landscaping. Outdoor water use can represent a significant share of residential water demand in California, particularly in hotter inland communities. For many associations, landscaping and irrigation therefore present some of the most practical opportunities to reduce water waste.

California water conservation can help associations lower water use, reduce irrigation waste, and better prepare for drought restrictions or changing local requirements.
 

California HOA landscaping rules

California law limits HOA restrictions that interfere with water-efficient landscaping. Under Civil Code § 4735, an association cannot prohibit low water-using plants as a group or prevent an owner from replacing existing turf with low water-using plants.

Boards can still maintain landscaping rules, but those rules must comply with the state’s protections for water-saving landscaping. Learn more in our guides to California HOA rules and unenforceable HOA rules.
 

New rules for nonfunctional turf

A major change is coming for HOA common areas.

Beginning January 1, 2029, AB 1572 generally prohibits homeowners associations, common interest developments and similar organizations from using potable water to irrigate nonfunctional turf in the common areas they control. Nonfunctional turf generally means ornamental grass that is not regularly used for recreation or community gatherings. The law does not require turf removal, and exceptions apply, including for turf irrigated with recycled water and certain recreational, health-and-safety and tree-supporting areas.

Boards should begin documenting turf areas, identifying which areas may be functional or nonfunctional, evaluating irrigation sources and consulting their water provider and appropriate professionals before making conversion decisions.
 

New HOA water conservation reporting rules

The new nonfunctional turf law also includes reporting requirements. HOAs with more than 5,000 square feet of irrigated common area will need to certify compliance with the State Water Resources Control Board, with HOA certification beginning June 30, 2031.

That makes it useful for boards to document irrigated areas, identify functional versus nonfunctional turf, and keep records of any landscape conversions completed before the requirement takes effect.
 

Local water rules to know

California water conservation requirements can vary by city and water supplier, so HOA boards should check the rules that apply to their specific community. Examples include:

• Los Angeles: LADWP limits outdoor watering with sprinklers to three days per week based on street address and requires watering before 9 a.m. or after 4 p.m. The city also prohibits water waste such as runoff from irrigation (Los Angeles Municipal Code § 121.08(A)(7), (A)(9), (B)(2)).
   
• San Diego: Customers of the City of San Diego water system are subject to permanent water-use restrictions, including prohibitions against irrigation runoff. The city also limits certain landscape irrigation between 10 a.m. and 6 p.m., subject to exceptions. Because San Diego amended its water regulations effective July 15, 2026, boards should consult the current municipal code and city water-use guidance when setting irrigation schedules.
   
• San José: Sprinkler irrigation must generally take place before 10 a.m. or after 8 p.m., and sprinkler stations cannot run for more than 15 minutes per day. The city also prohibits irrigation runoff and requires identified leaks to begin being repaired within five working days (San José Municipal Code §§ 15.10.210(A)–(B), 15.10.220(A)–(B), 15.10.290(A)–(B)).
   
• Sacramento: From March 1 through October 31, properties using city water generally follow a two-day-per-week watering schedule based on whether the address is odd or even. Watering must occur before 10 a.m. or after 7 p.m. From November through February, watering is generally limited to one weekend day per week (Sacramento City Code § 13.04.870(C)–(D)).
   
• Fresno: From April 1 through October 31, City of Fresno water customers are generally limited to three days per week based on the property’s address. Watering is not allowed on Mondays or between 10 a.m. and 6 p.m. (Fresno Municipal Code §§ 6-501(ww), 6-520(a)(6); City of Fresno Outdoor Water Use Schedule).

These differences are a good reason for boards to check both statewide requirements and local water-provider rules when setting irrigation schedules or planning California water conservation projects.
 

HOA watering restrictions during drought

During a drought emergency declared by the governor or a local government, an HOA generally cannot fine or assess an owner for reducing or stopping landscape watering. That matters for boards reviewing violations or updating landscaping expectations.

Water conservation rules should account for emergency restrictions and avoid putting owners in a position where HOA requirements conflict with state or local water-use rules.
 

Water-efficient landscape requirements

California’s Model Water Efficient Landscape Ordinance, or MWELO, establishes minimum standards for certain new and rehabilitated landscape projects. Local agencies must enforce MWELO or a local ordinance that is at least as effective.

The current MWELO regulations took effect January 2, 2025, and address irrigation, plants, soil, stormwater, and other elements of landscape design. HOAs planning larger common-area renovations should determine whether their project falls within local MWELO requirements before work begins.
 

California water conservation tips for HOAs

Here are five strategies you can implement to help minimize water usage within your community.

1. Make changes in common areas

   As board members, you can set the example for your community by implementing water-saving changes in the common areas of your facility. If you have a common restroom, install low-flow toilets and water-conserving faucets. Swap out fresh indoor plants for artificial to eliminate the need to water. The more ways you can conserve water in the common areas, the more money will go back into your community’s pocket.
    

2. Take a closer look at landscaping

   Landscaping can be a huge source of wasted water. FirstService Residential helped a California community with more than 25 acres of landscaping and walking trails significantly reduce its water use.
   
   After identifying outdated irrigation equipment and water-intensive plants as key problems, our team worked with the community, local vendors, and environmental specialists to improve irrigation and introduce drought-tolerant, California-friendly landscaping. As a result, annual landscape water use dropped from more than 23 million gallons to 6.5 million gallons, reducing the community’s total water consumption by 40%.
    

3. Educate residents about water conservation

   As the HOA board, setting the example is just the first step in improving water consumption for your community. Provide regular communication with residents about the importance of water conservation.
   
   For example, you could include how to install water-saving features in your homes or condos, and tips for conserving water as part of the community newsletters and emails. The more education you provide to your residents, the more effective your water conservation plan will be.
    

4. Conduct a water audit

   A water audit is a review of your water usage with the goal of identifying ways to save your community money. A water audit can help you find and eliminate areas of water waste. A third-party water-efficiency professional can provide an unbiased point of view to help your HOA board and community take action to minimize water consumption.
    

5. Partner with a property management company

   A property management company like FirstService Residential can help turn California water conservation goals into practical day-to-day action.
   
   Your management team can coordinate with landscapers, track irrigation and maintenance issues, gather vendor proposals, communicate changes to residents, and help the board plan larger water-saving projects. They can also work with legal counsel when landscaping rules or water-use requirements need to be reviewed.

About FirstService Residential

FirstService Residential supports California communities with local expertise backed by national resources. For more than 40 years, our dedicated teams have helped boards stay organized with governance support, recordkeeping systems, financial management, vendor coordination, banking and insurance programs, resident communication, and 24/7 customer care.

We help boards apply consistent processes that align with their governing documents and California law, so board members can stay focused on long-term community goals instead of day-to-day administration.

Contact a member of our team today to learn more.

This information is provided for general informational purposes only and is not intended to constitute, and should not be relied upon as, legal, regulatory, financial, or operational advice, or as a representation or guarantee of any specific services, capabilities, or outcomes. Property management needs, regulatory requirements, market conditions, and available services vary by jurisdiction, property type, and community. FirstService Residential provides services through locally based affiliates and associates, and services and results may vary by community, region, contractual terms, and applicable law.