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California Lease Agreement Template

Q: How much security deposit can a California landlord charge?

Generally one month's rent, furnished or not — California capped deposits at one month effective July 2024. A limited exception allows up to two months for qualifying small landlords (natural persons or certain small LLCs owning no more than two properties totaling four or fewer units, with exclusions). The deposit must be returned, with itemization, within 21 days of move-out.

Q: How much notice must a California landlord give before entering?

Written notice presumed reasonable at 24 hours for ordinary entry (repairs, showings), 48 hours for an initial move-out inspection — and entry is limited to business hours and specified purposes unless the tenant agrees otherwise or it's an emergency.

Q: Is my California rental subject to rent control?

Possibly twice over. The statewide Tenant Protection Act (AB 1482) caps annual increases (5% plus local CPI, max 10%) and requires just cause to terminate covered tenancies — but exempts most single-family homes and condos owned by individuals if the required exemption language appears in the lease, and housing built within the last 15 years. Many cities (Los Angeles, San Francisco, Oakland and others) layer stricter local ordinances on top. Check both levels for your property.

Q: How do you end a month-to-month tenancy in California?

A landlord generally must give 30 days' written notice if every tenant has lived there less than a year, and 60 days once any tenant has been there a year or more — and if the property is covered by just-cause rules (state or local), the landlord also needs a qualifying reason. Tenants give 30 days regardless of tenancy length.

Q: What disclosures does a California lease need?

California's list is the longest in the country. Commonly required: federal lead paint (pre-1978), bed bugs, mold, flood-zone status, the Megan's Law database notice, demolition permits, shared utility arrangements, and — where applicable — the AB 1482 exemption or applicability language. Several depend on the property's specifics, which is why a California lease should be verified locally before signing.

A printable California residential lease agreement, plus the rules that make California the most regulated lease in the country: the one-month deposit cap, the 21-day return clock, AB 1482 rent caps and just-cause rules, and a disclosure list with no national equal.

Educational sample — not legal advice

California landlord-tenant law changes frequently and many cities add stricter local ordinances on rent, just cause, and disclosures. This template and summary are general educational information as of this page's writing. Have a California attorney or current state and local resources verify your completed lease before anyone signs.

The California Rules That Shape a Lease

Topic	California rule (commonly cited — verify current law)
Security deposit cap	One month's rent (since July 2024); up to two months for qualifying small landlords
Deposit return	Within 21 days of move-out, with itemized statement and receipts for larger deductions
Entry notice	Written notice, presumed reasonable at 24 hours (48 for initial move-out inspection); business hours; specified purposes
Rent increases / just cause	AB 1482 caps increases (5% + CPI, max 10%) and requires just cause for covered properties; exemptions require specific lease language; many cities are stricter
Month-to-month termination	Landlord: 30 days (<1 year) / 60 days (≥1 year), plus just cause where covered; tenant: 30 days
Late fees	Enforceable only as a reasonable liquidated-damages amount; courts scrutinize them
Key disclosures	Federal lead paint (pre-1978), bed bugs, mold, flood zone, Megan's Law notice, demolition permits, shared utilities, AB 1482 language where applicable

The California Template

Print this page or copy the text into your document editor. It follows our standard residential lease structure with the California-specific clauses adjusted.

California Residential Lease Agreement

1. PARTIES. This Residential Lease Agreement (“Agreement”) is made on ___________, 20___, between ______________________________ (“Landlord”) and ______________________________ (“Tenant”). Each Tenant is jointly and severally liable for all obligations under this Agreement.
2. PREMISES. Landlord leases to Tenant the residential premises located at ______________________________________________, Unit ______, ______________________ (City), California __________ (ZIP) (the “Premises”), together with the following included items or areas (appliances, parking, storage): ______________________________________________.
3. TERM. The term of this Agreement begins on ___________, 20___, and ends on ___________, 20___ (check one): ☐ Fixed term ☐ Month-to-month. If Tenant remains in possession after the end of a fixed term with Landlord's consent, the tenancy continues month-to-month on the same terms, terminable as provided by California law.
4. RENT. Tenant shall pay rent of $__________ per month, due in advance on the ______ day of each month, payable to ______________________________ by the following method(s): ______________________________. Landlord shall not require payment exclusively in cash except as California law permits. Rent for any partial first or last month shall be prorated.
5. LATE FEES & RETURNED PAYMENTS. If rent is not received within ______ days after the due date, Tenant shall pay a late fee of $__________, which the parties agree is a reasonable estimate of the costs Landlord incurs from late payment, it being impracticable to fix actual damages. Tenant shall pay a fee of $__________ for any payment returned for insufficient funds, as permitted by law.
6. SECURITY DEPOSIT. Tenant shall pay a security deposit of $__________ (not exceeding the amount permitted by California Civil Code § 1950.5) before taking possession. Within 21 days after Tenant vacates, Landlord shall furnish an itemized statement and refund the balance as required by law. The deposit may be applied to unpaid rent, cleaning, repair of damage beyond ordinary wear and tear, and other uses permitted by § 1950.5, and is not nonrefundable.
7. UTILITIES & SERVICES. Tenant shall pay for the following utilities and services: ______________________________________________. Landlord shall pay for: ______________________________________________. Any shared or master-metered utility arrangements are disclosed in an attached addendum.
8. OCCUPANCY & USE. The Premises shall be occupied only by Tenant and the following named occupants: ______________________________________________. The Premises shall be used as a private residence only. Guests staying more than ______ consecutive days require Landlord's written consent.
9. MAINTENANCE & REPAIRS. Landlord shall maintain the Premises in a habitable condition as required by California law. Tenant shall keep the Premises clean and sanitary, dispose of waste properly, use fixtures and appliances reasonably, promptly notify Landlord in writing of any condition needing repair, and be responsible for damage caused by Tenant's or Tenant's guests' negligence or misuse.
10. LANDLORD'S RIGHT OF ENTRY. Landlord may enter the Premises only as permitted by California Civil Code § 1954 — for inspections, repairs, showings, and other specified purposes — upon reasonable written notice (24 hours is presumed reasonable; 48 hours for an initial move-out inspection), during normal business hours except by agreement or emergency.
11. PETS. (Check one) ☐ No pets are permitted without Landlord's prior written consent. ☐ The following pet(s) are permitted: ______________________________, subject to pet rent of $__________ per month where lawful. Any pet deposit is part of, and subject to, the overall security deposit cap. This section does not apply to service or assistance animals as defined by applicable law.
12. ASSIGNMENT & SUBLETTING. Tenant shall not assign this Agreement or sublet any portion of the Premises without Landlord's prior written consent.
13. TERMINATION & RENEWAL. Month-to-month tenancies may be terminated by written notice as required by California law (commonly 30 days by the tenant; 30 or 60 days by the landlord depending on length of tenancy, with just cause where required by state or local law). For a fixed term, notice of non-renewal shall be given at least ______ days before the end of the term. Upon termination, Tenant shall return all keys and leave the Premises clean and in the same condition as received, ordinary wear and tear excepted. Tenant may request an initial move-out inspection as provided by law.
14. GOVERNING LAW & DISCLOSURES. This Agreement is governed by the laws of the State of California. If any provision is held invalid, the remaining provisions continue in full force. Required disclosures and addenda — including the federal lead-based paint disclosure (pre-1978 housing), bed bug, mold, flood-zone, and Megan's Law notices, and any Tenant Protection Act (AB 1482) applicability or exemption language — are attached and incorporated into this Agreement.
15. ENTIRE AGREEMENT. This Agreement, together with any attached addenda, is the entire agreement between the parties and may be amended only in a writing signed by both parties.

IN WITNESS WHEREOF, the parties have executed this Agreement on the date first written above.

Landlord signature

Printed name & date

Tenant signature

Printed name & date

Sample for educational purposes — not legal advice. California's required disclosures depend on the property; verify current state and local requirements before use.

Filling It In: The California-Specific Steps

1Check the deposit cap first — one month for most landlords, and pet deposits count against it.
2Determine AB 1482 status — if your single-family rental qualifies for the exemption, the required exemption language must actually be in the lease; without it, the caps apply anyway.
3Check the city's rules — local rent stabilization and just-cause ordinances override the state defaults in dozens of cities.
4Assemble the disclosure packet — lead (pre-1978), bed bugs, mold, flood, Megan's Law, shared utilities; several are standard-form attachments.
5Calendar the 21-day deposit clock and the move-out inspection offer — both are tenant rights with real penalties attached.

Frequently Asked Questions

How much security deposit can a California landlord charge?

Generally one month's rent, furnished or not — California capped deposits at one month effective July 2024. A limited exception allows up to two months for qualifying small landlords (natural persons or certain small LLCs owning no more than two properties totaling four or fewer units, with exclusions). The deposit must be returned, with itemization, within 21 days of move-out.

How much notice must a California landlord give before entering?

Written notice presumed reasonable at 24 hours for ordinary entry (repairs, showings), 48 hours for an initial move-out inspection — and entry is limited to business hours and specified purposes unless the tenant agrees otherwise or it's an emergency.

Is my California rental subject to rent control?

Possibly twice over. The statewide Tenant Protection Act (AB 1482) caps annual increases (5% plus local CPI, max 10%) and requires just cause to terminate covered tenancies — but exempts most single-family homes and condos owned by individuals if the required exemption language appears in the lease, and housing built within the last 15 years. Many cities (Los Angeles, San Francisco, Oakland and others) layer stricter local ordinances on top. Check both levels for your property.

How do you end a month-to-month tenancy in California?

A landlord generally must give 30 days' written notice if every tenant has lived there less than a year, and 60 days once any tenant has been there a year or more — and if the property is covered by just-cause rules (state or local), the landlord also needs a qualifying reason. Tenants give 30 days regardless of tenancy length.

What disclosures does a California lease need?

California's list is the longest in the country. Commonly required: federal lead paint (pre-1978), bed bugs, mold, flood-zone status, the Megan's Law database notice, demolition permits, shared utility arrangements, and — where applicable — the AB 1482 exemption or applicability language. Several depend on the property's specifics, which is why a California lease should be verified locally before signing.

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