2026 rental laws heighten small-LL compliance burdens; co-living pivots + HMB Newsom warning + multifamily regs probe + Alameda tweaks + fed SSI rule + HUD Section 8 surge + AI rent spikes

AB1482 just cause/caps/maintenance/Alameda prot/reloc/Ellis/fed SSI; HMB Newsom warning; SF tree/ins/gas; Fremont confirmed $1,724/585sf 1BR vs $2.5k norms; Bay rents defy natl +14-18% AI-driven + HUD $38B Section 8 +$2.4B. LLs pivot co-living/exits.