CA · M2M-LEASE · Updated July 2026 · Free
California Month-to-Month Rental Agreement
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California at a glance: Notice to Terminate: 30 days (tenancy < 1 yr) OR 60 days (tenancy > 1 yr) · Rent Control Cap: 5% + CPI (Max 10% under AB 1482) · Security Deposit Cap: 1 month's rent (as of July 2024)
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Overview
Month-to-Month Rental Agreements in California
California month-to-month leases are heavily regulated by the Tenant Protection Act of 2019 (AB 1482). Under California law, a landlord must provide 30 days' written notice to terminate a tenancy of less than one year, and 60 days' notice for tenancies exceeding one year.
Furthermore, for tenants who have resided in the property for 12 months or more, landlords must establish "just cause" (such as non-payment or lease violation) to evict, and rent increases are capped annually at 5% plus local CPI (up to a maximum of 10%).
Key Facts
California Month-to-Month Rental Agreement — Quick Reference
| Requirement | California Rule |
|---|---|
| Notice to Terminate | 30 days (tenancy < 1 yr) OR 60 days (tenancy > 1 yr) |
| Rent Control Cap | 5% + CPI (Max 10% under AB 1482) |
| Security Deposit Cap | 1 month's rent (as of July 2024) |
| Governing Law | Cal. Civ. Code § 1946 / AB 1482 |
Legal Requirements
California Legal Requirements
- Notice of rent increase must be 30 days (for increases ≤ 10%) or 90 days (for increases > 10%).
- Must include the AB 1482 statutory exemption or compliance disclosure.
- Deposit must be returned within 21 calendar days of move-out.
Governing Laws
California Governing Laws
Cal. Civ. Code § 1946.1
Termination of Periodic Tenancy
Establishes the 30-day and 60-day written notice requirements for terminating month-to-month leases.
Cal. Civ. Code § 1950.5
Security Deposits
Regulates holding, deductions, and the 21-day refund deadline.
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 Month-to-Month Rental Agreement — Frequently Asked Questions
What is the security deposit limit in California?
Effective July 1, 2024, California law caps security deposits at one month's rent for all residential leases, with a limited exception for small landlords.
Does a California landlord need a reason to end a monthly lease?
If the tenant has lived there for more than 12 months, the landlord must have "just cause" under AB 1482. If less than 12 months, no reason is required, but a 30-day notice must be given.