California Lease Agreement: What to Include
June 4, 2026California has one of the more disclosure-heavy landlord-tenant frameworks in the country, and it's also one of the few states with a statewide cap on annual rent increases. Here's what a California lease should address.
Security deposit rules
California generally caps the security deposit at one month's rent for most residential tenancies, with limited exceptions for certain small landlords. There's no statewide requirement to pay interest on the deposit, though some cities impose their own rules. Deposits must be returned within 21 days of move-out, with an itemized statement of any deductions.
Rent increase caps
California's statewide rent cap (under the Tenant Protection Act) generally limits most annual increases and requires longer notice for larger increases — 30 days' notice if the increase is 10% or less, and 90 days' notice if the increase exceeds 10% within a 12-month period. Many California cities also have their own, often stricter, local rent control ordinances layered on top of the state law, so check your specific city in addition to state rules.
Required disclosures
A California lease should include or accompany a notably long list of disclosures:
- • Federal lead-based paint disclosure (for pre-1978 buildings)
- • Megan's Law disclosure (registered sex offender database notice)
- • Mold disclosure
- • Bed bug history disclosure
- • Flood hazard disclosure where applicable
- • Smoking policy disclosure
- • Death in the unit disclosure, when applicable and within the required timeframe
- • Shared utilities disclosure, if utilities are shared with other units
- • Pest control contract notice, if the property is under a pest control contract
Entry notice
California requires 24 hours' notice before entering a rental unit for most purposes, and 48 hours' notice specifically for a move-out inspection. Put your standard entry notice practice in the lease so it's clear to both parties.
The bottom line
California's rent cap and its long list of required disclosures are two of the things a generic, non-state-specific lease template is most likely to get wrong. See LeasePilot HQ's full California landlord-tenant law summary for the complete breakdown with sources, or generate a lease with California-specific disclosures built in automatically.
Frequently Asked Questions
Does California's rent cap apply to every rental property?
The statewide Tenant Protection Act has exemptions for certain properties, such as some newer construction and certain single-family homes under specific conditions. Check the current statute or a local attorney to confirm whether your specific property is covered.
Do I need to disclose if someone died in the unit?
Yes, in most cases — California requires disclosing a death in the unit within the last three years if asked, or in some cases proactively, with some exceptions (such as deaths from AIDS-related illness having separate rules). Confirm the current specifics before relying on this for an actual disclosure.
Are local rent control ordinances different from the state cap?
Yes — cities like Los Angeles, San Francisco, and Oakland have their own rent control ordinances that can be stricter than the statewide cap. Check your specific city's rules in addition to state law.