1. Just Cause and Rent Limit Addendum

AB 1482 is a law that went into 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 provided a written notice for signature, with the following printed in size 12-point font or larger:

California law limits the amount your rent can be increased. See Section 1947.12 of the Civil Code for more information. California law also provides that after all of the tenants have continuously and lawfully occupied the property for 12 months or more or at least one of the tenants has continuously and lawfully occupied the property for 24 months or more, a landlord must provide a statement of cause in any notice to terminate a tenancy. See Section 1946.2 of the Civil Code for more information

The rent increase limits and just cause requirements apply to almost every residential rental property in the state.^[1] However, the following types of property are exempt:

• Units constructed in the last 15 years;
• Units restricted by a deed, regulatory restrictions, or other recorded document 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 and 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.

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

If a property fits into one of these exemptions, then landlords are required to provide an  exemption addendum to each tenant at the property.^[2]  The tenants must sign the document and return it to the landlords, who must also provide them with an additional copy.

2. Bedbug Addendum – 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.^[3]

3. 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.^[4]

4. Death on Premises (conditional) – Landlords must disclose to prospective tenants any death that occurred on the premises within the last three years, except deaths from HIV.^[5]

5. Flood Hazard Area Disclosure (conditional) – The landlord must inform the tenant if the property is in a flood hazard area.^[6]

6. Lead-Based Paint Disclosure (conditional) – For any housing type built prior to 1978, the landlord must notify the tenants that the hazardous material of lead paint may exist in the under-layers of paint in their walls/ceilings.

7. Megan’s Law Disclosure – Every California residential lease agreement must include a Megan’s Law statement.^[7]

8. Mold Disclosure – Landlords must attach a mold disclosure to every residential lease agreement.^{[8] [9]}

9. Ordnance Locations (conditional) – Landlords who are aware of any former ordnance locations in the neighborhood area must give written notice to prospective tenants.^[10]

10. Pest Control (conditional) – If any remediation has been conducted on the property, an inspection report provided by the pest control company must be forwarded to the tenant.^[11]

11. Shared Utilities (conditional) – If the unit has a shared electrical or gas meter, the agreement must state how the utilities shall be split between the parties.^[12]

12. Smoking Policy Disclosure – The landlord must include an addendum outlining the smoking policy.^[13]

13. 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 in remediation, and the landlord shall provide the prospective tenant with a copy of the order.^[14]

1. Asbestos Addendum – Landlords can disclose if there is or may be asbestos on the property.
2. Carbon Monoxide Detector Compliance Form The landlord is required to have carbon monoxide monitors throughout all living units that have fossil-fuel-based heaters and/or appliances.^[15]
3. CC&Rs Addendum – Acknowledgment of declaration of covenants, conditions, restrictions, and association rules and regulations.
4. Grilling Guidelines – Sets the rules for the tenant if the use of a grill is allowed.
5. Move-In/Move-Out Inspection Checklist – To document the condition of the property before move-in and move-out in order to properly account for any security deposit deductions.
6. Personal Guarantee – Gets an individual’s promise to pay for a written rental contract. Typically used when the tenant is high-risk, this form is designated for a creditable co-signer.
7. Pet Agreement – If the tenant has a pet.
8. Pool & Hot Tub Addendum – For the use of a jacuzzi or pool on the premises.
9. Renter’s Insurance Addendum – If the landlord requires the tenant to have liability insurance.
10. Resident Policies and House Rules – Sets standard rules and parameters for the tenant to follow regarding pets.
11. Satellite Dish Addendum – All tenants in California have the right to install a satellite dish on the property if they wish as long as it conforms to all local and state laws.
12. Unlawful Activities Addendum – Stipulates that the tenant and their guests may not conduct any of the activities listed in the document.
13. Water Submeter Addendum – Residential landlords are required, in some cases, to notify tenants of issues related to water submeters. This form advises a tenant of an estimate of the billing, how the actual billing will work and what can be included in the bill, and who to contact if there are any questions, among other items.

If you cannot find your desired disclosure form, check the Apartment Association of California’s Index Page.

Maximum – If furnished, 3 months’ rent. If unfurnished, 2 months’ rent.^[16]

Collecting Interest – No state law requires 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 the time the tenant moved out of the property.^[17]

• Itemized List – The landlord must notify the tenant in writing of their right to a move-out inspection and the opportunity to remedy damages.^[18] Any deductions must be listed in an itemized statement.

Grace Period – Rent is due on the day stated in the lease agreement. If the tenant is late on rent, the landlord can send them 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.^[19] Los Angeles County has deemed 5% of the monthly rent a reasonable penalty.^[20]

NSF Fee – $25 for the first bounced check and $35 for each subsequent check.^[21]

Withholding Rent – Tenants can withhold rent or make deductions for repairs if the condition of the property is unsafe, the landlord was notified, and repairs have not been made within 35 days.^[22]