Free California Lease Agreement Template
A California lease has to respect the rules the state sets on deposits, notice and entry. Here are the current ones — with the Civil Code behind each — then generate a California-ready lease in minutes.
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California rules landlords must follow
- Security deposit cap One month’s rent
Since July 1, 2024, a landlord may not demand more than one month’s rent as a security deposit. A small-landlord exception allows up to two months’ rent if the landlord is a natural person (or an LLC owned only by natural persons) who owns no more than two residential properties totaling no more than four units.
- Deposit return deadline 21 calendar days
The landlord must return the deposit, with an itemized statement of any deductions, no later than 21 calendar days after the tenant moves out.
- Ending a month-to-month tenancy Landlord 60 / 30 days · Tenant 30 days
A landlord must give 60 days’ notice to end a month-to-month tenancy, or 30 days if the tenant has lived there less than one year. A tenant must give at least 30 days’ notice. Local rent-control / just-cause rules may add requirements.
- Notice to enter 24 hours
A landlord must give reasonable written notice before entering — 24 hours is presumed reasonable (six days if mailed) — except in emergencies or when the tenant agrees.
Required disclosures
- Lead-based paint (federal)
- For any housing built before 1978, federal law requires the landlord to disclose known lead-based paint and hazards, give the EPA pamphlet “Protect Your Family From Lead in Your Home,” and include a lead warning in the lease. 42 U.S.C. § 4852d; 24 CFR Part 35 / 40 CFR Part 745
- Megan’s Law notice
- Every California lease must include the statutory notice telling tenants the Department of Justice sex-offender registry website (meganslaw.ca.gov) is available. Cal. Civ. Code § 2079.10a
- Bed bug information
- Landlords must give tenants information about bed bugs (prevention and reporting) before a new tenancy and may not show or rent a unit known to be infested. Cal. Civ. Code § 1954.603
Generate a California-ready lease
The generator pre-selects California and defers to these rules for deposits, notice and entry — answer a few questions and download Word & PDF, generated on your device.
FAQ
California lease questions
- How much security deposit can a California landlord charge?
- Since July 1, 2024, a landlord may not demand more than one month’s rent as a security deposit. A small-landlord exception allows up to two months’ rent if the landlord is a natural person (or an LLC owned only by natural persons) who owns no more than two residential properties totaling no more than four units.
- How long does a California landlord have to return the deposit?
- The landlord must return the deposit, with an itemized statement of any deductions, no later than 21 calendar days after the tenant moves out.
- How much notice is required to end a month-to-month lease in California?
- A landlord must give 60 days’ notice to end a month-to-month tenancy, or 30 days if the tenant has lived there less than one year. A tenant must give at least 30 days’ notice. Local rent-control / just-cause rules may add requirements.
- Is this legal advice?
- No. Free Contract Generator provides self-help templates and general information, not legal advice, and no attorney-client relationship is created. Landlord-tenant law is state- and city-specific and changes; confirm the current rules and consult a licensed attorney for your situation.
Rules on this page were checked against the official source cited beside each item on June 13, 2026. Laws change — confirm the current rule before you rely on it. This page is general information, not legal advice.