Commercial properties, HOAs, property managers, office buildings, retail centers, multifamily communities, and institutional properties in San Jose and the Bay Area should start paying attention to California’s nonfunctional turf rules. AB 1572 is changing how certain properties can use potable drinking water to irrigate decorative grass that does not serve a practical purpose.
In simple terms, nonfunctional turf is grass that is mainly decorative and not regularly used for recreation, sports, gatherings, or community activity. In San Jose, examples may include turf in streetscapes, parking lot islands, and commercial frontages. Functional turf, on the other hand, includes areas used for recreation or community activities, such as sports fields, school grounds, cemeteries, and picnic areas.
This topic is especially important for commercial properties and HOA common areas because many landscapes have decorative grass that looks attractive but is not actively used by people. These areas may create ongoing watering, mowing, and maintenance costs without providing a practical function for the property.
AB 1572 restricts the use of potable drinking water for irrigating nonfunctional turf at commercial, industrial, and institutional properties, including HOA common areas statewide. The goal is to reduce water waste and encourage more sustainable landscapes.
The compliance timeline is phased. According to the City of San Jose, public properties owned by local governments have a January 1, 2027 deadline, commercial, industrial, and institutional properties have a January 1, 2028 deadline, HOA common areas have a January 1, 2029 deadline, and certain local government properties in disadvantaged communities have a January 1, 2031 deadline or when state funding for turf replacement is available.
For commercial property owners and property managers, the most important date is January 1, 2028. By that date, commercial, industrial, and institutional properties must stop using potable drinking water to irrigate nonfunctional turf. For HOA common areas, the key date is January 1, 2029.
It is also important to understand that the law does not necessarily require every lawn to be removed. The main restriction is on using potable water to irrigate nonfunctional turf. NonfunctionalTurfCA explains that the rule does not apply to lawn areas used for play, sports, recreation, or community events.
Single-family residential lawns are not subject to these San Jose nonfunctional turf restrictions, and functional turf for sports and recreation is also not subject to the same restrictions. Landscaped areas irrigated with recycled water are also listed by San Jose as not subject to the restrictions.
For properties with large irrigated areas, reporting may also apply. San Jose states that properties with over 5,000 square feet of irrigated turf must self-certify compliance to the State Water Board every three years, with commercial, industrial, and institutional properties starting June 30, 2030 and HOAs starting June 30, 2031.
Because these deadlines are coming soon, planning early matters. Commercial properties and HOAs may need time to identify nonfunctional turf areas, review irrigation systems, evaluate replacement options, budget for landscape conversion, coordinate approvals, and schedule professional landscaping work before compliance deadlines arrive.
Common areas that may need review include grass around parking lots, narrow strips along sidewalks, decorative lawns in front of office buildings, entry signage areas, median strips, unused HOA lawn sections, and decorative grass between buildings. These areas often consume water and maintenance time without offering real usable outdoor space.
A good first step is to walk the property and separate turf into two categories: functional turf and nonfunctional turf. Functional turf is used by people for activity, recreation, gatherings, or community use. Nonfunctional turf is mostly decorative and may only be accessed by maintenance crews.
Once nonfunctional turf areas are identified, property managers can start thinking about replacement options. These may include water-wise plants, mulch, decorative rock, drip irrigation, low-water garden beds, native or climate-adapted plants, hardscape, pathways, trees, shrubs, and landscape redesign.
Low-water landscape conversion can improve the appearance of a commercial property while reducing long-term maintenance needs. Instead of keeping decorative grass that requires constant watering and mowing, the property can be redesigned with plants, mulch, clean borders, and irrigation systems that make better use of water.
Drip irrigation is often a practical option for converted landscape areas because it can deliver water closer to the root zone instead of spraying water over a large grass area. This can help support plant health, reduce waste, and create a more efficient maintenance routine.
Mulch is another important part of commercial landscape conversion. It helps create a clean, finished appearance while supporting soil moisture and reducing weed growth. Mulch also gives new planting areas a more professional and organized look.
Water-wise plants can help commercial properties and HOAs create attractive landscapes that are better suited for California’s climate. These may include drought-tolerant plants, California native plants, ornamental grasses, shrubs, and Mediterranean-style plants that can perform well with proper establishment and irrigation planning.
Landscape design is especially important for commercial properties and HOA common areas because the finished space must look professional, organized, and consistent with the property’s image. A good design can improve curb appeal, create cleaner entrances, enhance walkways, and make outdoor areas easier to maintain.
Property managers should also consider how irrigation systems will be adjusted after turf conversion. Existing sprinkler systems may not be appropriate for new planting areas. A professional landscaping company can help review sprinkler zones, convert areas to drip irrigation when appropriate, and reduce unnecessary spray irrigation.
Planning early may also help properties explore local programs and resources. San Jose recommends that properties determine the types of turf on their site, start planning conversion projects, explore Valley Water rebate programs, and contact the local water agency for guidance.
For HOAs, communication is also important. Board members, property managers, and residents may need clear information about why certain decorative grass areas are being reviewed or replaced. A well-planned landscape conversion can help the community maintain curb appeal while moving toward lower-water outdoor areas.
For retail centers and office buildings, nonfunctional turf conversion can improve the first impression customers, tenants, and visitors have when they arrive. Clean landscape beds, plants, mulch, lighting, and organized borders can make the property look updated and professionally maintained.
For multifamily properties, converted landscapes can help reduce maintenance needs while keeping common areas attractive. Instead of maintaining unused decorative grass, communities can invest in low-water landscaping that supports long-term property appearance and operational efficiency.
Vista Valley Landscape Inc provides commercial landscaping services in San Jose, CA and nearby Bay Area communities. Our team can help with landscape maintenance, yard clean up, sprinkler and irrigation systems, landscape design, garden maintenance, artificial turf installation, landscape lighting installation, and fence installation.
If you manage a commercial property, HOA, retail center, office building, industrial site, or multifamily property, now is a good time to review decorative grass areas and begin planning for future landscape needs. A professional estimate can help you understand the condition of the property and what type of landscape improvements may make sense.
With more than 15 years of experience and Lic#1146890, Vista Valley Landscape Inc provides reliable landscaping solutions for residential and commercial properties across San Jose and the Bay Area. Our team focuses on clean workmanship, practical recommendations, and long-lasting outdoor improvements.
If you are searching for nonfunctional turf landscaping in San Jose, AB 1572 landscaping support, commercial landscaping in San Jose, or HOA landscaping in the Bay Area, call Vista Valley Landscape Inc today at (408) 854-3972 to request a free estimate.
