CA · LEASE-AGMT · Updated July 2026 · Free

California Lease Agreement PDF

Not Attorney-ReviewedAuthor: Arjun AnnamalaiMethodology: Statutory Verification

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🏛️Official California Statutory Law Compliance:Cal. Civ. Code §§ 1940–1942.5

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California at a glance: Security Deposit Limit: 1 month's rent (AB 12, eff. 7/1/2024); up to 2 months for qualifying small landlords · Deposit Return Deadline: 21 days after tenant vacates · Notice to Raise Rent: 30 days (under 10% increase); 90 days (10% or more)

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Jump To:1. Overview 2. Quick Facts 3. Legal Rules 4. FAQs

Overview

Lease Agreements in California

California has some of the most comprehensive tenant protection laws in the United States. The California Civil Code (§§ 1940–1954.1) governs residential tenancies and imposes strict requirements on landlords regarding habitability, security deposits, disclosures, and eviction procedures.

Under California law, landlords must provide a written lease for any tenancy of one year or more. For month-to-month tenancies, a written agreement is strongly recommended as it protects both parties. California's statewide rent control law (AB 1482) caps annual rent increases at 5% plus local CPI (maximum 10%) for most residential properties built before 2005.

As of July 1, 2024, AB 12 amended Civil Code § 1950.5 to cap the security deposit at one month's rent (furnished or unfurnished) for most landlords. A qualifying "small landlord" — a natural person, or an LLC owned entirely by natural persons, who owns no more than two residential rental properties totaling no more than four units — may collect up to two months' rent, but never more than one month from an active-duty servicemember. Landlords must return the security deposit (with an itemized statement of deductions) within 21 days of the tenant vacating. Failure to comply can result in the landlord owing up to 2x the deposit as a penalty.

Many California cities (Los Angeles, San Francisco, Oakland, Berkeley) have additional local rent control ordinances that are stricter than the statewide law. Landlords in these cities must comply with both state and local requirements.

Key Facts

California Lease Agreement — Quick Reference

Requirement	California Rule
Security Deposit Limit	1 month's rent (AB 12, eff. 7/1/2024); up to 2 months for qualifying small landlords
Deposit Return Deadline	21 days after tenant vacates
Notice to Raise Rent	30 days (under 10% increase); 90 days (10% or more)
Notice to Terminate Month-to-Month	30 days (under 1 year); 60 days (over 1 year)
Statewide Rent Control Cap	5% + local CPI, max 10% per year (AB 1482)
Habitability Standard	Implied warranty of habitability (Civil Code § 1941)
Eviction Notice (Non-Payment)	3-Day Notice to Pay or Quit
Landlord Entry Notice	24 hours advance notice required
Governing Law	Cal. Civ. Code §§ 1940–1954.1
Local Rent Control Cities	LA, San Francisco, Oakland, Berkeley, Santa Monica

Legal Requirements

California Legal Requirements

Landlords must disclose the identity and address of the property owner or authorized agent (Cal. Civ. Code § 1962).
A lead-based paint disclosure is required for all properties built before 1978 (federal requirement).
Landlords must provide a copy of the lease to tenants within 15 days of execution.
The lease must include the amount and terms of the security deposit.
Properties in areas subject to local rent ordinances must include a disclosure of applicable rent control rules.
Landlords must disclose any known presence of mold that poses a health risk (Health & Safety Code § 26147).
A Bed Bug disclosure is required for new tenants (Cal. Civ. Code § 1954.603).
Landlords in buildings with 1–4 units must provide a Move-In Checklist if they collect a security deposit.
For units with shared utilities, landlords must describe how charges are allocated among tenants.
AB 1482 (Tenant Protection Act) protections must be disclosed for covered properties.

Governing Laws

California Governing Laws

Cal. Civ. Code §§ 1940–1942.5

Residential Tenancies — Habitability and Repairs

Establishes the landlord's duty to maintain rental property in a habitable condition and the tenant's right to repair-and-deduct or withhold rent when the landlord fails to make necessary repairs within a reasonable time.

Cal. Civ. Code §§ 1950.5–1950.7

Security Deposits

As amended by AB 12 (eff. July 1, 2024), limits the security deposit to one month's rent for most landlords (qualifying small landlords may collect up to two months, but only one month from a servicemember), requires itemized accounting within 21 days of move-out, and provides for double damages plus attorney fees if a landlord wrongfully withholds a deposit.

Cal. Civ. Code § 1954

Landlord Right of Entry

Requires landlords to provide 24-hour advance written notice before entering a tenant's unit, except in emergencies. Entry is permitted only during normal business hours and for specified purposes (repairs, inspections, showing the unit).

Cal. Civ. Code §§ 1946–1946.1

Termination of Tenancy

Establishes notice periods for terminating month-to-month tenancies: 30 days for tenancies under one year, 60 days for tenancies of one year or more. For properties subject to AB 1482, "just cause" is required to terminate after 12 months of occupancy.

Cal. Civ. Code § 1947.12 (AB 1482)

Statewide Rent Control — Tenant Protection Act of 2019

Caps annual rent increases at 5% plus the local CPI (maximum 10%) for most residential properties built before 2005. Requires "just cause" for evictions after 12 months of occupancy. Exempts single-family homes (with disclosure) and properties built within the last 15 years.

Read the full text of these laws at Cornell Law School's California legal resources or your state legislature's official website.

Questions & Answers

California Lease Agreement — Frequently Asked Questions

Does California require a written lease agreement?

California law requires a written lease for tenancies of one year or more. For month-to-month tenancies, a written agreement is not legally required but is strongly recommended. Without a written agreement, disputes about rent, deposit, and terms are much harder to resolve.

How much can a landlord charge for a security deposit in California?

Effective July 1, 2024, AB 12 caps the security deposit at one month's rent (furnished or unfurnished) for most California landlords (Cal. Civ. Code § 1950.5). A qualifying small landlord — a natural person, or an LLC owned only by natural persons, who owns no more than two residential rental properties with no more than four total units — may collect up to two months' rent, except never more than one month from an active-duty servicemember. Last month's rent collected in advance counts toward this limit.

What disclosures are required in a California lease?

Required disclosures include: landlord identity and address, lead paint (pre-1978 buildings), mold, bed bugs, presence of ordnance (near military zones), Megan's Law sex offender database notice, demolition permit notice (if applicable), and AB 1482 rent control exemption or coverage status.

Can a landlord raise rent whenever they want in California?

No. For properties covered by AB 1482 (Tenant Protection Act), rent increases are capped at 5% + local CPI (max 10%) per year, and landlords must provide 30 days' notice for increases under 10% or 90 days' notice for increases of 10% or more. Many cities (LA, SF, Oakland) have additional stricter local rent control rules.

What notice must a California landlord give before entering a rental unit?

California law requires landlords to give at least 24 hours' advance written notice before entering a tenant's unit (Cal. Civ. Code § 1954). Entry must be during normal business hours (8am–6pm) unless the tenant agrees otherwise. Exceptions exist for genuine emergencies.

How does the California eviction process work?

A California eviction begins with a written notice: 3-Day Notice to Pay or Quit (non-payment), 3-Day Notice to Cure or Quit (lease violation), or 30/60-Day Notice to Vacate (no-cause, where permitted). If the tenant doesn't comply, the landlord files an Unlawful Detainer lawsuit in Superior Court. Self-help evictions (changing locks, removing belongings) are illegal and expose landlords to significant liability.