California Lease Agreement Requirements: What Landlords Must Include

California has some of the most detailed landlord-tenant laws in the country, and that complexity flows directly into the lease agreement. A generic lease template will not cut it here. California landlords are required by law to include specific clauses, disclosures, and terms that go well beyond what most other states mandate. Miss something and you could be looking at fines, an unenforceable lease, or a tenant with legal standing to walk.

Here is what a California lease agreement actually needs to include.

The Basic Terms Every Lease Must Cover

Before getting into California-specific requirements, every lease needs to cover the fundamentals: names of all parties, the property address, the lease term, rent amount, payment due date, accepted payment methods, and late fee policies. California law requires that the lease or rental agreement specify the form in which rent payments must be made, and if rent can be paid in person, the days and hours when in-person payment is accepted.

California also requires that landlords allow at least one form of payment that is not electronic transfer or cash. The only exception is if a tenant has previously bounced a check or stopped payment on a money order, in which case the landlord may require cash only going forward.

Security Deposit Terms

California caps security deposits at one month's rent for most landlords. The exception applies to small landlords who are natural persons or LLCs with all natural-person members, who own no more than two residential rental properties with four or fewer total units combined. Those landlords may collect up to two months' rent.

The lease should clearly state the deposit amount, the conditions under which deductions can be made, and the timeline for return. California requires deposits back within 21 calendar days of move-out, along with an itemized statement of any deductions. As of April 2025, landlords must also provide before-and-after photos for any repairs claimed against the deposit.

One thing that cannot appear in a California lease: any language calling the security deposit non-refundable. California law prohibits this outright, regardless of what the lease says.

Required Disclosures in Every California Lease

This is where California stands apart from most states. The list of mandatory disclosures is long, and each one either needs to be included directly in the lease or provided as a signed addendum before move-in.

Megan's Law notice. Every California lease must include specific language directing tenants to the state's registered sex offender database at meganslaw.ca.gov. This is not optional language. It must appear in the lease in at least 12-point type.

Lead-based paint. For any property built before 1978, federal law requires a lead paint disclosure and the EPA pamphlet "Protect Your Family from Lead in Your Home." California also has its own lead paint requirements on top of the federal baseline.

Bed bugs. California requires all leases to include information about bed bugs, including what they look like and how to prevent infestations. Landlords must also declare that the unit is free of bed bugs at the time of move-in.

Mold. If the landlord knows of mold that exceeds permissible exposure limits or poses a health risk, written disclosure is required before the lease is signed. Landlords must also provide tenants with a state-produced consumer handbook about mold risks.

Asbestos. For buildings constructed before 1979, landlords must disclose any known asbestos-containing materials and provide information on how to minimize exposure.

Smoking policy. The lease must state whether smoking is prohibited on the premises, permitted in specific areas, or permitted throughout the property. This needs to appear in the lease itself or a signed addendum, and tenants must acknowledge receipt in writing.

Death in the unit. California requires landlords to disclose any death that occurred in the rental unit within the past three years. The only exception is HIV/AIDS-related deaths, which are protected from disclosure under state law.

Shared utility meters. If the tenant's meter covers common areas or other units in the building, this arrangement must be disclosed before the lease is signed, and a written agreement about how costs will be allocated is required.

Water billing. When water is billed separately from rent, the lease must state when the tenant will be billed and include an estimate of the average monthly water cost.

Carcinogens. If the property contains materials listed on the Proposition 65 known carcinogens list, the landlord must inform tenants in writing.

Methamphetamine contamination. If the property was previously used for meth manufacturing and has not been fully remediated, this must be disclosed. Failure to disclose can result in civil penalties up to $5,000.

Pest control treatments. If the landlord uses periodic pest control services, the type of treatment, the reason for it, and the active ingredients must be disclosed.

Rent Control and Just Cause Eviction Notice

If the rental property is covered by the California Tenant Protection Act (AB 1482), the lease must include specific written language notifying the tenant that state law limits rent increases and requires just cause for eviction. This notice must be included in the lease or provided as a separate written notice at or before signing, in at least 12-point type. Landlords who skip this disclosure lose important rights under the law.

Properties not covered by AB 1482 include single-family homes owned by individuals (not corporations or real estate trusts), condos sold separately, and buildings constructed within the last 15 years.

Rent Increase Notice Requirements

While not a lease clause per se, California rent increase rules need to be reflected in how the lease is structured. Rent increases of 10% or less require 30 days written notice. Increases above 10% within a 12-month period require 90 days notice. For properties covered by AB 1482, total increases are capped at 5% plus local inflation, not to exceed 10% total.

Entry Notice Requirements

California law requires landlords to give tenants at least 24 hours written notice before entering the rental unit for inspections, repairs, or showings. This requirement applies regardless of what the lease says. Any lease clause trying to waive this requirement is unenforceable.

Positive Rent Reporting Offer

As of 2025, larger landlords in California are required to offer tenants the option of having their positive rental payment history reported to at least one major credit bureau. For leases entered into on or after April 1, 2025, this offer must be made at the time the lease is signed and at least once annually thereafter. Landlords may charge up to $10 per month to cover the cost of reporting. This requirement applies to landlords who own more than 15 units or who are corporations, real estate investment trusts, or LLCs with corporate members.

Move-In Photos

For any tenancy beginning on or after July 1, 2025, California now requires landlords to take photographs of the rental unit immediately before or at the start of the tenancy to document its condition. This is in addition to the requirement to photograph the unit after move-out when processing deposit deductions.

Early Termination

If the lease includes early termination penalties, those terms need to be clearly spelled out. In California, even when a tenant breaks a lease, the landlord is legally required to make a reasonable effort to re-rent the unit and can only hold the tenant liable for rent while the unit sits vacant. A lease that tries to charge the full remaining term without this obligation is unenforceable.

Local Rules Layer on Top

State law is just the floor. Cities like Los Angeles, San Francisco, Oakland, and San Jose all have their own additional requirements. Los Angeles landlords, for example, must include the LA Renters Protections Notice with every lease. San Francisco and Los Angeles have local requirements around interest on security deposits. Any California lease needs to account for both state and local rules based on where the property sits.

Get It Right Before Anyone Signs

California's disclosure and compliance requirements are not suggestions. Missing a required clause or disclosure can expose a landlord to financial penalties, give a tenant grounds to terminate, or make parts of the lease unenforceable. A California residential lease agreement built around the state's actual legal requirements is the only reliable way to make sure nothing gets missed. If flexibility is what you need, a California month-to-month rental agreement covers the same disclosure requirements with the added option for either party to terminate with proper notice.