Landlord tools · California

California residential lease agreement.

Everything a California lease must get right in 2026 — deposit limits, late fees, notice periods, and required disclosures — plus a free builder that applies each rule for you and outputs a signable PDF.

1 monthSecurity deposit cap

21 daysDeposit return deadline

24 hrsEntry notice required

30 daysTo end month-to-month

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Security deposits in California

California caps security deposits at 1 month of rent. AB 12 (eff. 7/2024): 1 month furnished or not; small landlords (≤2 properties, ≤4 units) may charge 2 After the tenancy ends, the deposit must be returned within 21 days. Itemized statement with receipts; AB 2801 (2025) requires move-in/move-out/repair photos for deductions Returning one now? Use the free California deposit return letter generator — it computes the deadline and itemizes deductions for you.

Late fees and grace periods

California limits late fees: Must be a reasonable liquidated-damages estimate; no statutory dollar cap. No grace period is required by statute, though many leases include one. No statutory grace period.

Landlord entry and notices

Landlords must give at least 24 hours' notice before entering, except in emergencies. 24 hours' written notice, business hours (Civ. Code § 1954); 48 hours for initial move-out inspection. Ending a month-to-month tenancy takes 30 days' written notice (60 days if all tenants resided 1+ year; AB 1482 just-cause limits apply to covered units). Rent increases require 30 days' advance notice (90 days if cumulative increase >10% in 12 months (Civ. § 827)). Planning an increase? The free California rent increase notice generator applies the notice period automatically.

Rent regulation

AB 1482: 5% + CPI (max 10%) for covered buildings 15+ years old; local ordinances may be stricter

Required disclosures in a California lease

Lead-based paint (federal). EPA/HUD disclosure and pamphlet required (Required when: pre-1978 housing.)
Bed bug disclosure. Bedbug information and reporting procedure in lease (Always required.)
Megan's Law notice. Statutory sex-offender database notice (Always required.)
Mold disclosure. Written disclosure of known mold exceeding limits or health-threatening (Required when: landlord knows of mold.)
Flood hazard disclosure. Disclose if unit is in a flood zone landlord actually knows of (Required when: known flood-hazard area.)
Shared utility meters. Disclose meters serving areas outside the unit and agree on payment (Required when: shared meter exists.)
Pest control notice. Provide pest control company's application notice (Required when: periodic pest control contract.)
Former military ordnance. Disclose known former ordnance locations within 1 mile (Required when: known ordnance nearby.)
Death on premises. Disclose death in unit within prior 3 years (Required when: death within 3 years.)
Smoking policy. Lease must state where smoking is prohibited (Always required.)
AB 1482 rent cap/just cause notice. Required statutory addendum language for covered or exempt units (Always required.)

Clauses you can’t put in a California lease

Waiver of habitability/repair rights
Waiver of deposit, notice, or jury/court rights
Confession of judgment
Non-reasonable late fees

Utilities and pets

Utilities: Shared-meter disclosure required; utility shutoff as self-help prohibited (Civ. § 789.3). Pets: Pet deposit counts within the 1-month total cap; no separate statutory pet-rent rule.

Frequently asked questions

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

California caps security deposits at 1 month of rent. AB 12 (eff. 7/2024): 1 month furnished or not; small landlords (≤2 properties, ≤4 units) may charge 2

How long does a California landlord have to return the deposit?

21 days after the tenancy ends. Itemized statement with receipts; AB 2801 (2025) requires move-in/move-out/repair photos for deductions

Are late fees limited in California?

Yes — Must be a reasonable liquidated-damages estimate; no statutory dollar cap. No statutory grace period

How much notice before a landlord can enter the unit in California?

At least 24 hours, except in emergencies. 24 hours' written notice, business hours (Civ. Code § 1954); 48 hours for initial move-out inspection

Does California have rent control?

Yes. AB 1482: 5% + CPI (max 10%) for covered buildings 15+ years old; local ordinances may be stricter

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Key statutes: Cal. Civ. Code § 1950.5 · Cal. Civ. Code § 1954 · Cal. Civ. Code §§ 1946.1, 1946.2, 1947.12 · Cal. Civ. Code § 827. Last reviewed 2026-07. This guide summarizes state law for convenience and is not legal advice; cities and counties may add their own rules.