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California Residential Lease Agreement Template

California caps most security deposits at one month's rent for leases starting on or after July 1, 2024, though qualifying small landlords may take up to two months. Many units also fall under statewide rent-increase limits and just-cause eviction rules, so your lease needs to account for exemption notices, a 21-day deposit return, and several mandatory disclosures.

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California rules to know

  • Security deposits capped at one month's rent

    For leases starting on or after July 1, 2024, a deposit can't exceed one month's rent, furnished or unfurnished. Small landlords — natural persons or family LLCs owning no more than two properties with four units total — may take up to two months, except from service members.

    Cal. Civ. Code § 1950.5 (AB 12)

  • Deposit return within 21 days

    The landlord must return the deposit, with an itemized statement of deductions and receipts for larger charges, within 21 days after the tenant moves out.

    Cal. Civ. Code § 1950.5(g)

  • Statewide rent caps and just-cause eviction

    Many units are covered by statewide annual rent-increase limits (5% plus inflation, capped at 10%) and just-cause eviction rules. Exempt properties must include a specific exemption notice in the lease. Local ordinances can be stricter.

    Cal. Civ. Code §§ 1946.2, 1947.12 (AB 1482)

  • Required disclosures

    California leases need several disclosures, including the Megan's Law database notice, bed bug information, flood-hazard disclosure and — for pre-1978 housing — the federal lead-based paint disclosure.

    Cal. Civ. Code §§ 2079.10a, 1954.603; Cal. Gov. Code § 8589.45; 42 U.S.C. § 4852d

Last updated 2026-10-05

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Our California Residential Lease Agreement template as a Word document — a general starting point you fill in yourself. Sign in free to download it.

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What a residential lease agreement covers

  • Parties, premises and term
  • Rent, due date and late fees
  • Security deposit amount and return
  • Maintenance and repair responsibilities
  • Pets, guests and use restrictions
  • Entry and notice rules
  • Required state and federal disclosures

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Frequently asked questions

Do I qualify as a small landlord under California's deposit rules?
California lets small landlords take up to two months' rent as a deposit instead of one. That generally means natural persons or family LLCs owning no more than two properties with four units total. Even if you qualify, you cannot collect more than one month's rent from a service member.
What goes in a California lease if my property is exempt from statewide rent caps?
Many California units are covered by statewide annual rent-increase limits of 5% plus inflation, capped at 10%, along with just-cause eviction rules. If your property is exempt, the lease must include a specific exemption notice. Keep in mind that local ordinances can be stricter than the state rules.
How quickly must I return a deposit in California?
Within 21 days after the tenant moves out. You must send back the deposit along with an itemized statement of any deductions, and include receipts for larger charges. Building this timeline into your move-out process helps avoid disputes over what was withheld and why.
How much can I charge for a security deposit?
Many states cap deposits — often at one or two months' rent — and set a deadline for returning them with an itemized list of deductions. The cap and deadline vary by state.
What disclosures does a lease need?
Federal law requires a lead-based paint disclosure for most housing built before 1978. States add their own, such as mold, flood zone, bed bugs or the deposit's bank location.
Can I just use a national lease template?
Risky. Lease law is mostly state and local, and a clause that's fine in one state can be void — or carry penalties — in another.

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