Rental agreement › United States › California
California rental agreement — laws, template & free PDF
A California rental agreement is a residential tenancy contract governed by California landlord-tenant law. This guide summarizes the current rules on security deposits, notice, entry and disclosures, and lets you download a free PDF pre-filled with California defaults.
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California landlord-tenant law at a glance
| Security deposit cap | 1 month's rent (2 for small landlords, since July 2024) |
|---|---|
| Deposit return deadline | 21 days |
| Entry notice required | 24 hours (written) |
| Month-to-month termination | 30 days (60 if tenant 1+ year) |
| Late fee rule | Must be reasonable (typically 5-6%) |
| Rent control | Statewide cap: CPI+5%, max 10% (AB 1482) |
| Small claims limit | $12,500 |
Mandatory disclosures for California landlords
- Lead paint
- Mold
- Megan's Law
- Bedbugs
- Flood zone
- Death on property (3 yr)
Landlords who fail to provide a required disclosure expose themselves to statutory damages and can lose their right to evict until the disclosure is corrected.
Security deposit handling
Under California law, the security deposit is capped at 1 month's rent (2 for small landlords, since July 2024) and must be returned within 21 days after the tenant vacates the premises, minus any lawful deductions for unpaid rent or damage beyond ordinary wear and tear. A landlord who fails to comply with the statutory deadline may forfeit the right to make any deductions and — in several states — face double or triple damages.
For the full side-by-side, see our security deposit rules by state guide.
Late fees in California
Must be reasonable (typically 5-6%). The late fee clause must appear in the signed lease — a landlord cannot impose a fee that was not agreed to in writing. See our late fee clause guide for drafting examples.
Ending a month-to-month tenancy
Either party may end a month-to-month tenancy in California with 30 days (60 if tenant 1+ year) written notice. For cause-based termination (non-payment, lease violations), see our eviction notice guide.
Neighbouring states
Oregon
Nevada
Arizona
Hawaii
Compare rental agreement rules in all 50 US states →
Frequently asked questions
How much security deposit can a landlord charge in California?
In California, the statutory limit is 1 month's rent (2 for small landlords, since July 2024). The deposit must be returned within 21 days after the tenant vacates and provides a forwarding address.
How much notice is required to end a month-to-month tenancy in California?
30 days (60 if tenant 1+ year) written notice is the standard in California for either party to end a month-to-month tenancy, subject to any local rent-control rules.
Does California have rent control?
Statewide cap: CPI+5%, max 10% (AB 1482).
How much entry notice must a landlord give in California?
California requires 24 hours (written) of notice before a landlord can enter, except in emergencies.