California Residential Lease Agreement: Template and Rules

A residential lease agreement is the core contract between a California landlord and tenant. It sets the rent, the term, the rules of the home and each side’s responsibilities. Because California has detailed landlord tenant laws, a lease that would work in another state can leave out required terms or include clauses that are void here.

This page outlines our original California residential lease template and the rules that shape it. It is a general template, not legal advice. State law changes often and many cities add their own rules, so have a California attorney review the lease before use.

What it is

This template is a fixed-term lease, typically for 6 or 12 months. It works for single-family homes, condos and apartment units. If you prefer a rolling agreement, see our California month-to-month rental agreement. For a refresher on lease basics, read our lease agreement guide.

California rules to know

Here are well-known requirements to check against current law:

• Security deposit limit. Since mid-2024, most landlords may collect no more than one month’s rent as a security deposit. A narrow exception allows some small landlords to collect up to two months. The deposit, or an itemized statement of deductions, is due within 21 days after move-out.
• Statewide rent cap and just cause. The Tenant Protection Act of 2019 limits annual rent increases and requires just cause for many evictions at covered properties. Covered leases must include a notice of these protections. Exempt single-family homes and condos owned by individuals need specific exemption language in the lease.
• Local ordinances. Many cities have their own rent control or just cause rules that are stricter. Check California rent control laws.
• Entry notice. Landlords generally must give reasonable written notice, presumed to be 24 hours, before entering.
• Owner and agent information. You must disclose the name and address of the owner or an agent authorized to receive notices and manage the property.
• Translation. If the lease is negotiated primarily in Spanish, Chinese, Tagalog, Vietnamese or Korean, you must provide a translated copy before signing.

California and federal law also require several disclosures, which are commonly attached as addenda. Depending on the property, these may include lead-based paint for housing built before 1978, bed bug information, flood hazard, a Megan’s Law database notice, mold information, shared utility meters, periodic pest control, planned demolition, and the smoking policy.

What you cannot include

California voids many lease provisions that try to take away tenant rights. Avoid clauses that:

• Waive the tenant’s right to a habitable home or to required repairs
• Make the security deposit nonrefundable or waive deposit return rules
• Waive the tenant’s right to notice or to legal proceedings before eviction
• Excuse the landlord from liability for its own negligence
• Penalize tenants for lawful complaints, which can be retaliation
• Charge late fees that are not a reasonable estimate of the landlord’s actual costs

How to fill it out

1. List every adult occupant as a tenant so each is responsible under the lease.
2. Describe the property clearly, including parking, storage and any furniture or appliances provided.
3. Set the term and rent, including the due date, grace period, payment methods and any prorated first month. See prorated rent.
4. State the deposit within the legal limit and explain how it will be returned.
5. Assign utilities and maintenance so tenants know what they pay and how to request repairs.
6. Add house rules on pets, smoking, guests and alterations.
7. Attach required disclosures and the rent cap or exemption notice.
8. Sign, date and deliver a complete copy to every tenant.

eSignature

Collecting signatures from several roommates on paper can delay a move-in. TenantLoop eSignature lets you send the lease and addenda for online signing, track who has signed and store the final copy with the tenant’s record. Once the lease is signed, rent, deposits and recurring charges can be set up in rent collection.

Bottom line

A solid California lease covers the basics, includes the right disclosures and avoids clauses the law will not enforce. Use this outline to organize your terms, confirm current state and local requirements, and have a California attorney review the final version. For deposit details, see California security deposit laws.