California Lease Agreement Template

1. AB 1482 (Just Cause and Rent Limit Addendum): AB 1482 is a law that took effect in California on January 1, 2020. It has two main impacts: (1) it limits how much a landlord may increase the rent on a property from year to year, and (2) it requires that a landlord have “just cause” for terminating a tenancy. For any tenancy beginning after July 1, 2020, all tenants must be provided a written notice for signature, with the following printed in size 12-point font or larger:

• Exempt Properties:^[2]
  • Units constructed in the last 15 years;
  • Units restricted by a deed, regulatory restrictions, or other recorded documents limiting the affordability to low or moderate-income households;
  • Certain dormitories owned and operated by an institution of higher education or a kindergarten and grades 1 to 12;
  • A property containing two separate dwelling units within a single structure, provided the owner occupies one of the units; and
  • Single-family homes only if they are not owned by a real estate trust, a corporation, or an LLC with at least one corporate managing member;
  • Units that are already subject to a local rent control ordinance.

The exemptions mentioned above do not apply if the property owner is a real estate investment trust, a corporation, or an LLC in which at least one member is a corporation.

If a property falls into one of these exemptions, landlords must provide each tenant with an exemption addendum.^[3]  The tenants must sign the document and return it to the landlords, who must also provide them with an additional copy.

2. Bedbug Disclosure: Gives the landlord’s acknowledgment that there are no bed bugs on the property. Tenants are required to read the guidelines and sign the document.^[4]

3. Carbon Monoxide Detector Compliance: The landlord is required to have carbon monoxide monitors throughout all living units that have fossil-fuel-based heaters and/or appliances.^[5]

4. Carcinogenic Material (conditional): If the property has known carcinogens mentioned on the Current Proposition 65 List, notice must be made to the tenant.^[6][7] This only applies to landlords with 10 or more employees.^[8]

5. Consumer Agency Reporting (conditional): Landlords of rental properties with 16 or more units, assisted housing developments, or if the owner is a corporation, real estate investment trust, or LLC with at least one corporate member must offer the option to have rent payments reported to at least one credit bureau.^[9] Landlords can charge tenants up to $10/mo or the cost of reporting, whichever is less.^[10]

6. Demolition (conditional): If the landlord has received permission from their respective municipal office to demolish a residential unit, it must be disclosed to the tenant before accepting a rental contract or deposit.^[11]

7. Death in Rental Unit (conditional): Landlords must disclose to prospective tenants any death that occurred on the premises within the last three years, except deaths from HIV or complications related to AIDS.^[12]

8. Flood Hazard Area Disclosure (conditional): The landlord must inform the tenant if the property is in a flood hazard area.^[13]

9. Lead-Based Paint Disclosure & EPA Pamphlet (conditional): For any housing type built prior to 1978, the landlord must notify the tenants that the hazardous lead paint material may exist in the under-layers of paint in their walls/ceilings.^[14]

10. Megan’s Law Disclosure: Every California residential lease agreement must include a Megan’s Law statement.^[15]

11. Mold Disclosure: Landlords must attach a mold disclosure to every residential lease agreement.^[16][17]

12. Ordnance Locations (conditional): If the property is located within one mile of a former federal or state ordnance location, the tenant must be notified. An ordnance is defined as an area that was once used for military training purposes, which may contain explosive munitions.^[18]

13. Pest Control (conditional): If the landlord has a written contract with a pest control company that regularly services the property, the landlord must provide the tenant with a copy of the pesticides used.^[19] If not, the landlord can be subject to fines of up to $2,500.^[20]

14. Renter Protections Notice (City of Los Angeles ONLY): Must be attached to the lease.^[21]

15. Shared Utilities (conditional): If the unit has a shared electrical or gas meter between multiple units, the agreement must mention how the utilities are billed.^[22]

16. Smoking Policy Disclosure: The landlord must include an addendum outlining the smoking policy.^[23]

17. Methamphetamine or Fentanyl Contamination Disclosure (conditional): The landlord must provide written notice to all prospective tenants if the dwelling unit has been deemed contaminated or is under remediation, and the landlord must provide the tenant with a copy of the order.^[24]

18. Water Submetering Disclosure (conditional): If the tenant is separately charged for water from the rent, the landlord must provide a disclosure stating they will be billed during the rental period. An estimate of the monthly bill for the water service must be mentioned, which can be the average median bill for any three of the past six months.^[25]

1. CC&Rs Addendum: Acknowledgement of declaration of covenants, conditions, restrictions, and association rules and regulations.

2. Grilling Guidelines: This sets the rules for the tenant if a grill is allowed.

3. Move-In/Move-Out Inspection Checklist: To record the property’s condition before move-in and move-out to properly account for any security deposit deductions.

4. Personal Guarantee: This form legally binds a person to a lease agreement. It is commonly used when a tenant is considered high-risk and wants a family member or friend to be bound to the lease.

5. Pet Agreement: If the tenant has a pet.

6. Pool & Hot Tub Addendum: For using a hot tub or pool on the premises.

7. Renter’s Insurance Addendum: If the landlord requires the tenant to have liability insurance.

8. Resident Policies and House Rules: Sets standard rules and parameters for the residence.

9. Satellite Dish Addendum: To share the FCC’s OTARD Rule that tenants have the right to install a satellite dish on the property.^[26]

10. Unlawful Activities Addendum: Stipulates that the tenant and their guests may not conduct any of the activities listed in the document.

Maximum Amount ($): A landlord can collect a maximum of one month’s rent.^[27]

• Two months’ rent: A landlord collects up to two months’ rent if the landlord owns no more than two residential rental properties that collectively include no more than four total units for rent. The landlord must be a natural person or a limited liability company where all members are natural persons.^[28]
• Military Servicemen: Can only be charged one month’s rent.^[29]

Collecting Interest: No statutory requirement for landlords to pay interest on security deposits, though local laws may vary.

Returning: The landlord shall return any and all deposits within 21 days from when the tenant moved out of the property.^[30]

• Itemized List: The landlord must notify the tenant in writing of their right to a move-out inspection and the opportunity to remedy damages.^[30]
• Photographs: Any deductions must be mentioned in an itemized statement, including photographs of the property before and after repairs are conducted, and attached to the list of itemized deductions.^[31]

Grace Period: Rent is due on the day stated in the lease agreement. If the tenant is late on rent, the landlord can send a 3-day notice to quit, which requires the tenant to pay the total amount due (including late fees) or vacate the property. If the tenant does neither, then the landlord may begin eviction proceedings.

Maximum Late Fee: Late fees must be “reasonable” and written into the lease agreement.^[32] Los Angeles County has deemed 5% of the monthly rent a reasonable penalty.^[33]

NSF Fee: $25 for the first bounced check and $35 for each subsequent check.^[34]

Withholding Rent: Tenants can withhold rent or make deductions for repairs if the property’s condition is unsafe, the landlord was notified, and repairs have not been made within 35 days.^[35]