What disclosures are required in a California lease?

Lead-based paint disclosure (federal law — required for any housing built before 1978). Mold disclosure (known mold and a state booklet). Megan's Law database notice (sex-offender registry). Bed bug information notice (behavior, biology, and how to report a suspected infestation). Flood hazard disclosure (if the unit is in a designated flood zone or the landlord has actual knowledge). Just-cause / rent-cap notice under AB 1482 where it applies. Mandatory-fee disclosure — all required fees stated in the lease (AB 747, effective 2026). Confirm current requirements with California's landlord-tenant law.

How much can a landlord charge for a security deposit in California?

1 month's rent as of July 1, 2024 (AB 12). A natural-person landlord owning 2 or fewer rental properties (4 or fewer units total) may charge up to 2 months; the 1-month cap always applies for active service members. The deposit must be returned within: 21 days after move-out, with an itemized statement.

How much notice to end a month-to-month lease in California?

Landlord: 30 days if the tenant has lived there under 1 year, 60 days if 1 year or longer. Tenant: 30 days regardless.

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California Residential Lease Agreement

Create a residential lease built for California, including the disclosures the state requires. Fixed-term or month-to-month, free PDF download, no signup.

Verified against California statute · 2026-06-10

California lease rules at a glance

Security deposit limit: 1 month's rent as of July 1, 2024 (AB 12). A natural-person landlord owning 2 or fewer rental properties (4 or fewer units total) may charge up to 2 months; the 1-month cap always applies for active service members.
Deposit return window: 21 days after move-out, with an itemized statement.
Notice (month-to-month): Landlord: 30 days if the tenant has lived there under 1 year, 60 days if 1 year or longer. Tenant: 30 days regardless.
Rent control: Statewide rent cap + just-cause eviction under AB 1482 for many units; some cities add stricter local rent control.

Required disclosures in California

Lead-based paint disclosure (federal law — required for any housing built before 1978).
Mold disclosure (known mold and a state booklet).
Megan's Law database notice (sex-offender registry).
Bed bug information notice (behavior, biology, and how to report a suspected infestation).
Flood hazard disclosure (if the unit is in a designated flood zone or the landlord has actual knowledge).
Just-cause / rent-cap notice under AB 1482 where it applies.
Mandatory-fee disclosure — all required fees stated in the lease (AB 747, effective 2026).

State

Lease type

Landlord name

Landlord address (optional)

Tenant name(s)

Property address

Start date

End date

Monthly rent

Rent due day

Security deposit

Late fee (optional)

Utilities (who pays)

Pets allowed

California required disclosures

Lead-based paint disclosure (federal law — required for any housing built before 1978).
Mold disclosure (known mold and a state booklet).
Megan's Law database notice (sex-offender registry).
Bed bug information notice (behavior, biology, and how to report a suspected infestation).
Flood hazard disclosure (if the unit is in a designated flood zone or the landlord has actual knowledge).
Just-cause / rent-cap notice under AB 1482 where it applies.
Mandatory-fee disclosure — all required fees stated in the lease (AB 747, effective 2026).

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Starting template, not legal advice. Lease law varies by state and changes — have an attorney review before you sign.

Frequently Asked Questions

What disclosures are required in a California lease?: Lead-based paint disclosure (federal law — required for any housing built before 1978). Mold disclosure (known mold and a state booklet). Megan's Law database notice (sex-offender registry). Bed bug information notice (behavior, biology, and how to report a suspected infestation). Flood hazard disclosure (if the unit is in a designated flood zone or the landlord has actual knowledge). Just-cause / rent-cap notice under AB 1482 where it applies. Mandatory-fee disclosure — all required fees stated in the lease (AB 747, effective 2026). Confirm current requirements with California's landlord-tenant law.
How much can a landlord charge for a security deposit in California?: 1 month's rent as of July 1, 2024 (AB 12). A natural-person landlord owning 2 or fewer rental properties (4 or fewer units total) may charge up to 2 months; the 1-month cap always applies for active service members. The deposit must be returned within: 21 days after move-out, with an itemized statement.
How much notice to end a month-to-month lease in California?: Landlord: 30 days if the tenant has lived there under 1 year, 60 days if 1 year or longer. Tenant: 30 days regardless.

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This template is a starting point for residential leases in California, USA. It is not legal advice. Lease law varies by state and changes — confirm requirements with California and have an attorney review it before signing.