California Landlord-Tenant Laws
If you rent out property in California, these are the rules you need to follow. This page covers the landlord-tenant statutes that come up most often: security deposits, late fees, eviction notice periods, and notice to enter. This is informational only — not legal advice. When in doubt, consult a California landlord-tenant attorney.
| Security deposit cap | 1 month (unfurnished, 2024 law) |
| Deposit return deadline | 21 days |
| Late fee limit | Must be reasonable (typ. 5–10%) |
| Pay-or-quit notice | 3-day pay or quit |
| Notice to enter | 24 hours, written |
| Month-to-month termination | 30 days (60 if 1+ year) |
| Rent control | Statewide AB 1482 + many local ordinances |
Key Rules at a Glance
- IMPORTANTSecurity deposit capped at 1 month rent (unfurnished) — 2024 law change
- IMPORTANTStrict rent control in many cities — check local ordinances before raising rent
- NOTE24-hour advance notice required before entry (written, except emergencies)
- NOTEAnti-discrimination laws are exceptionally broad — consult an attorney
- NOTEMust return deposit within 21 days with itemized deductions
Security Deposits in California
California caps security deposits at 1 month (unfurnished, 2024 law). After move-out, landlords must return the deposit (with itemized deductions for unpaid rent or damages beyond ordinary wear and tear) within 21 days. Missing this deadline can expose you to penalties — in many states, the tenant can recover up to 2-3x the wrongfully withheld amount in court.
Best practice:document the unit's condition with photos at move-in and move-out, keep all repair receipts, and send the itemized statement by certified mail.
Late Fees & Grace Periods
The California late fee limit is Must be reasonable (typ. 5–10%). Late fees should always be specified in the written lease — charging a fee that isn't in the lease is unenforceable in most jurisdictions. Many landlords offer a 3-5 day grace period before the late fee triggers.
Eviction & Notice Periods
For non-payment of rent in California, the standard pay-or-quit notice is 3-day pay or quit. To end a month-to-month tenancy without cause, give 30 days (60 if 1+ year) notice. Self-help eviction (changing locks, removing belongings, shutting off utilities) is illegal in every state — you must go through the court process.
Notice to Enter the Property
California requires 24 hours, written before a landlord enters an occupied rental for non-emergency reasons (repairs, showings, inspections). Emergencies (fire, gas leak, flooding) are an exception. Best practice: put the notice in writing — text or email is fine in most states.
Rent Control in California
Statewide AB 1482 + many local ordinances.
What Goes In a California Lease
A solid California lease should specify: monthly rent and due date, late fees and grace period, security deposit amount and return terms, lease length, who pays which utilities, pet policy and any pet deposit, parking arrangements, smoking rules, sublet policy, and any state-required disclosures (lead paint for pre-1978 units, mold disclosure where required).
PropertyNinja's lease generator includes California-specific fields and supports e-signatures, so you can send a finalized lease to a tenant in under 5 minutes.
Disclaimer
This page is a quick reference for California landlord-tenant law as of 2026. State laws change — always verify against current statutes (and any local ordinances) before taking action. PropertyNinja is not a law firm and does not provide legal advice.