California Residential Lease Agreement

Megan's Law database notice (mandatory text)

Every California lease must include the statutory notice telling tenants that information about registered sex offenders is available at www.meganslaw.ca.gov. The wording is set by statute — our template includes it verbatim.

Source: Cal. Civ. Code §2079.10a

Bed bug information

Landlords must give new tenants written information about bed bugs (identification, behavior, prevention, and how to report suspected infestations to the landlord) before entering the lease.

Source: Cal. Civ. Code §1954.603

Rent cap & just-cause notice (AB 1482)

Covered units must include a notice of the statewide rent cap and just-cause eviction protections. Single-family homes and condos are exempt only if the lease contains the specific exemption language and the owner is not a REIT, corporation, or LLC with a corporate member.

Source: Cal. Civ. Code §1946.2, §1947.12

Lead-based paint (federal, pre-1978 buildings)

For housing built before 1978: disclose known lead-based paint hazards, give tenants the EPA pamphlet "Protect Your Family From Lead in Your Home," and include the federal lead warning language.

Source: 42 U.S.C. §4852d

Mold disclosure

Written disclosure to prospective tenants when the landlord knows (or has reasonable cause to believe) that mold on the premises exceeds permissible exposure limits or poses a health threat.

Source: Cal. Health & Safety Code §26147

Shared utility metering

If a gas or electric meter serves areas outside the tenant’s unit (shared meters), the landlord must disclose it before the lease and reach a written agreement on who pays.

Source: Cal. Civ. Code §1940.9

Smoking policy

If smoking is prohibited or limited anywhere on the property, the lease must include a clause describing the areas where smoking is banned.

Source: Cal. Civ. Code §1947.5

Demolition permit

An owner who has applied for a permit to demolish the rental unit must give written notice of the earliest possible demolition date before accepting any deposit or entering the lease.

Source: Cal. Civ. Code §1940.6

Death on the premises (last 3 years) & flood zone

A death on the premises within the prior 3 years must be disclosed (with limited exceptions), and landlords with actual knowledge that the unit is in a flood hazard zone must disclose it to prospective tenants.

Source: Cal. Civ. Code §1710.2; Gov. Code §8589.45

Is this lease valid in California?

A written lease that clearly identifies the parties, the property, the term, and the rent is generally enforceable in California when both sides sign. This template covers those essentials. California, like every state, has landlord-tenant rules (on deposits, entry, and notice) that override anything conflicting in a lease — so review your state’s rules and, for complex situations, have an attorney check it.

How much security deposit can a landlord charge in California?

In California, the security deposit is limited to 1 month's rent, and it must be returned within 21 days after move-out (as of 2026). Source: Cal. Civ. Code §1950.5 (AB 12, eff. 7/1/2024). Confirm the current rule before you sign.

Do I need to notarize a lease in California?

Most residential leases do not need to be notarized to be valid. Signatures from the landlord and each tenant are what matter. Longer leases (often over one year) can have extra formality requirements in some states — check California’s rules if your term is long.

How do I fill it out?

Enter the landlord, tenant, property, term, rent, and deposit above — the lease preview updates as you type. Click “Download / Print PDF,” then landlord and tenant sign. Give the tenant a copy.

How much notice must a landlord give before entering a rental in California?

California requires at least 24 hours' notice for a non-emergency entry. Source: Cal. Civ. Code § 1954(d)(1).

Can a tenant repair and deduct rent in California?

Permitted after notice and reasonable time: tenant may repair and deduct up to one month's rent, not more than twice in any 12-month period (Civ. Code § 1942(a)) Source: Cal. Civ. Code § 1942(a).