California Lease Agreement Template (2026)
A residential lease written for California landlords, with the rules a California lease has to follow. Every rule below links to the official state statute.
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What a California lease must get right
Security deposit limit
A security deposit, including any move-in fee or advance rent, may not exceed one month's rent on top of the first month's rent. A small landlord (a natural person or all-individual LLC owning no more than two properties with four units total) may take up to two months' rent, except from a service member. This cap applies to deposits collected on or after July 1, 2024.
Source: Cal. Civ. Code § 1950.5(b)–(c)
Deposit return deadline
Within 21 calendar days after the tenant moves out, give an itemized statement of deductions and return the rest. Deductions are limited to unpaid rent, repairing damage beyond ordinary wear and tear, cleaning back to move-in condition, and (if the lease allows) replacing or returning personal property. Take photos at move-in (tenancies starting July 1, 2025 or later) and at move-out before and after repairs or cleaning; send the photos with the statement when you deduct for repairs or cleaning. Before move-out, offer the tenant an initial inspection. Bad-faith retention can cost up to twice the deposit plus actual damages.
Late fees
Not set by state statute. Not specified in state statute. There's no set cap or grace period. A late fee in a residential lease is treated as liquidated damages and is void, except that the lease may set an amount presumed to be the damage when, from the nature of the case, actual damages would be impracticable or extremely difficult to fix.
Source: Cal. Civ. Code § 1671(c)–(d)
Landlord entry
Give reasonable written notice with the date, approximate time and purpose, and enter only during normal business hours. Twenty-four hours is presumed reasonable, or 6 days if mailed. Entry is allowed for emergencies, repairs or services, showings, or the move-out inspection. No notice is needed in an emergency or if the tenant consents at the time.
Source: Cal. Civ. Code § 1954
Rent increases and month-to-month notice
For a month-to-month tenancy, give written notice at least 30 days before an increase of 10% or less in a 12-month period, and at least 90 days if the increase is more than 10%. Deliver it personally or by mail, adding the extra mailing days under CCP § 1013.
Source: Cal. Civ. Code § 827(b)
Notice for unpaid rent
Serve a written 3-day notice to pay or quit, not counting weekends and court holidays. It must state the amount due and who to pay, with their name, phone and address and the hours they accept payment, or bank or electronic payment details. You may serve it up to one year after rent became due.
Source: Cal. Code Civ. Proc. § 1161(2)
Required disclosures
The lease must give the name, phone and street address for personal service of the manager and of the owner or agent for service, plus who to pay rent to (name, phone, address, and hours if paid in person, or a bank account within five miles or electronic payment details) and the accepted forms of payment. Give the tenant a copy within 15 days of signing. Other California notices may also apply; see the California landlord law guide. For pre-1978 housing, the federal lead-paint disclosure also applies (40 CFR 745.113).
Checked Oct 23, 2026 against California Civil Code and Code of Civil Procedure (California Legislative Information, official text; live leginfo text rechecked Oct 23, 2026). Federal rules also apply.
What's in the California Lease Kit
Lease Agreement Kit (California version)
Fillable California lease, lead-paint addendum and a one-page quick guide. One-time $39, instant download.
View kit →Late fee calculator
Model grace periods and fees.
Open →Prorated rent calculator
First-month rent for mid-month move-ins.
Open →Security Deposit Kit
Move-in receipt and itemized return letter.
View →California lease FAQ
Is there a limit on security deposits in California?
A security deposit, including any move-in fee or advance rent, may not exceed one month's rent on top of the first month's rent. A small landlord (a natural person or all-individual LLC owning no more than two properties with four units total) may take up to two months' rent, except from a service member. This cap applies to deposits collected on or after July 1, 2024.
How long does a California landlord have to return a deposit?
Within 21 calendar days after the tenant moves out, give an itemized statement of deductions and return the rest. Deductions are limited to unpaid rent, repairing damage beyond ordinary wear and tear, cleaning back to move-in condition, and (if the lease allows) replacing or returning personal property. Take photos at move-in (tenancies starting July 1, 2025 or later) and at move-out before and after repairs or cleaning; send the photos with the statement when you deduct for repairs or cleaning. Before move-out, offer the tenant an initial inspection. Bad-faith retention can cost up to twice the deposit plus actual damages.
What must a California lease disclose?
The lease must give the name, phone and street address for personal service of the manager and of the owner or agent for service, plus who to pay rent to (name, phone, address, and hours if paid in person, or a bank account within five miles or electronic payment details) and the accepted forms of payment. Give the tenant a copy within 15 days of signing. Other California notices may also apply; see the California landlord law guide. For pre-1978 housing, the federal lead-paint disclosure also applies (40 CFR 745.113).
Is this California lease template legal advice?
No. RentToolkit is not a law firm. The template and this page are general information. Have an attorney in your state review your lease before use.
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