California Residential Lease Agreement

A complete, state-specific lease for a house, apartment or condo with every disclosure your state requires.

Free to fill & preview · $19 for the clean PDF + Word

This preview updates as you type. Blank fields show as ____ .

California rules that this document follows

Security deposit limit1 month's rent; 2 months if landlord is a natural person/LLC owning no more than 2 properties with 4 or fewer units total (AB 12, eff. 7/1/2024)Source: Cal. Civ. Code § 1950.5(c)
Deposit return deadline21 days after move-outSource: Cal. Civ. Code § 1950.5(g)
Interest on depositNot requiredSource: No state requirement; some cities (e.g., San Francisco, Los Angeles, Berkeley) require interest by ordinance
Late feesMust be a reasonable estimate of landlord's actual damages; no statutory percentage capSource: Cal. Civ. Code § 1671(d); Orozco v. Casimiro (2004) 121 Cal.App.4th Supp. 7
Landlord entry notice24 hoursSource: Cal. Civ. Code § 1954(a) (written notice; 24 hours presumed reasonable)
Notice to end month-to-monthLandlord 60 days / Tenant 30 daysSource: Cal. Civ. Code § 1946.1 (landlord 30 days if all tenants resided < 1 year; 60 days otherwise); Civ. Code § 1946
Rent increase rulesCovered units: 5% + CPI, max 10% per 12 months (AB 1482, through 1/1/2030); notice 30 days for increases ≤10%, 90 days for >10%Source: Cal. Civ. Code §§ 1947.12, 827(b)
Required disclosuresLead-Based Paint (pre-1978); Megan's Law Database Notice; Bed Bug Disclosure; Mold Disclosure; Flood Hazard Disclosure; Pest Control Notice; Demolition Permit Disclosure; Former Military Ordnance Disclosure; Death on Premises (3 years); Methamphetamine/Fentanyl Contamination; Shared Utility Meters; Smoking Policy; Owner/Agent Identification; Tenant Protection Act (AB 1482) NoticeSource: California Civil Code §§ 1940–1954.1 (Hiring of Real Property); § 1950.5 (Security Deposits)

Rules current as of 2026-09-07. Statutes change; verify before relying on them.

How to use this Residential Lease Agreement in California

A residential lease in California should identify every adult tenant, describe the premises, state the term, the rent and how it is paid, the security deposit and how it will be returned, who pays which utilities, the rules on pets, smoking and subletting, and the disclosures California law requires. This generator walks you through each of those items in order and drafts the clauses for you.

Before you start, gather: the legal names and mailing addresses of the landlord and all tenants, the property address, the move-in date, the rent amount and due day, the deposit amount and the bank where it will be held (some states require this), and whether the building was built before 1978 (federal lead-paint rule).

After you preview the document, download the PDF, have every adult tenant and the landlord sign (electronic signatures are valid), give each party a copy, and complete a move-in inspection checklist with photos. Keep the signed lease for at least four years after the tenancy ends.

Frequently asked questions

How much security deposit can a landlord charge in California?

California has no statutory cap on security deposits (Cal. Civ. Code § 1950.5(c)); the amount must be stated in the lease and returned per statute.

When must the deposit be returned in California?

Within 21 days after the tenant moves out, with an itemized statement of deductions (Cal. Civ. Code § 1950.5(g)).

Does this lease include the disclosures California requires?

Yes. Section 14 inserts every statutory disclosure for California (14 items, including the federal lead-paint notice for pre-1978 buildings) with its citation.

Is this lease legally binding once signed?

A written lease signed by landlord and all adult tenants is an enforceable contract in California. Electronic signatures are valid under the federal ESIGN Act and the state UETA. No notarization is required for a residential lease.

Can I use this for a month-to-month rental?

Yes — choose 'Month-to-month' in the Term step. The notice period is set to California's statutory minimum.

Related documents

Other states

FormsByState provides self-help document templates and general information, not legal advice. We are not a law firm. For advice about your situation consult a licensed attorney in your state.