Last updated July 17, 2026
Free template
Download a free California residential lease agreement template
California-labeled blank form with the jurisdiction set to California. The PDF is printable and the Word file is editable—no account or payment required. Review current state and local requirements and attach any required disclosures or addenda before signing.
What is a California residential lease agreement?
A California residential lease agreement records the terms for a home located in California: who is renting it, the rent and term, the security deposit, utilities, repairs, entry, and the rules that apply to the tenancy. It is more than a fill-in-the-blanks rent form. California law can limit what a lease may require and can impose notices or disclosures that are not obvious from the parties' business terms.
This page is designed for an ordinary residential tenancy. A property may also be subject to local rent, eviction, or disclosure rules, and those local protections can be more demanding than the statewide baseline. The lease should identify the property accurately and should not try to waive a tenant protection that applies to the tenancy.
Key features
- California-focused security-deposit and move-out terms
- Clear fixed-term or month-to-month rent and renewal provisions
- Space for property-specific rules on utilities, pets, parking, and maintenance
- Prompts to review required state and local disclosures before signing
- A plain-English workflow for preparing a residential lease
California security deposits and move-out records
California Civil Code § 1950.5 governs many residential security-deposit questions. For most residential tenancies beginning under the current rule, the statewide cap is one month's rent. The statute includes a narrower exception that can permit up to two months' rent for certain qualifying small owners, while a service-member exception applies. Those qualifications matter, so a lease should state the actual deposit collected and should not assume the higher amount is available.
After a tenant vacates, § 1950.5 requires the landlord to provide an itemized statement of deductions and return any remaining security within 21 calendar days. The law also addresses an initial inspection opportunity and documentation of certain deductions. A California lease should therefore make the move-out address, inspection communications, condition records, and the distinction between ordinary wear and tenant-caused damage easy to document.
California lease points to confirm
| Topic | Statewide rule to review | Primary source |
|---|---|---|
| Security deposit | Generally capped at one month’s rent; a limited small-owner exception may allow more. | Cal. Civ. Code § 1950.5(c) |
| Move-out accounting | Itemized statement and remaining security are due within 21 calendar days after vacatur. | Cal. Civ. Code § 1950.5(h) |
| Month-to-month notice | A tenant generally gives at least 30 days. An owner generally gives at least 60 days, with statutory circumstances where 30 days may apply. | Cal. Civ. Code § 1946.1 |
| Just-cause rules | May apply after the statutory occupancy period, subject to listed exemptions and local law. | Cal. Civ. Code § 1946.2 |
Term, notice, and local rules in California
California notice rules distinguish between notice given by a tenant and notice given by an owner. A tenant ending a month-to-month tenancy generally gives at least 30 days' written notice. Under Civil Code § 1946.1, an owner generally gives at least 60 days, although the statute identifies circumstances where 30 days may apply. Fixed-term leases should say whether they end on the stated date, renew, or convert to a periodic tenancy. The parties should also confirm whether a city or county has a local rule about rent increases, termination, relocation, registration, or disclosures.
California's statewide just-cause framework has important scope limits. Civil Code § 1946.2 generally addresses a tenancy after a tenant has continuously and lawfully occupied the property for the statutory period, but the statute also lists exemptions and prescribes notices for covered and exempt property. The right lease treatment is fact-specific: property type, ownership, timing, and local ordinances all matter. This template does not decide whether a particular tenancy is exempt.
What to include in a California lease
- Parties and premises — every adult tenant, the landlord or authorized manager, the complete California property address, and any parking, storage, or shared areas.
- Rent and term — the lease dates or month-to-month arrangement, rent, due date, payment method, and any lawful late-charge language.
- Deposit terms — the amount actually collected, what the parties will document at move-in and move-out, and a process consistent with § 1950.5.
- Maintenance and entry — the parties' responsibilities, repair reporting path, and a reasonable written record for routine entry requests.
- Disclosures and addenda — the state, federal, and local disclosures that the property requires, including any property-specific addenda.
Before signing a California lease
Read the finished California lease against the property and the parties' actual deal. Confirm the deposit amount against the current statute, attach the disclosures that apply to the building, and check for city or county requirements before relying on statewide rules alone. If the tenancy involves rent-controlled housing, subsidized housing, an unusual ownership structure, or a proposed termination, obtain California legal advice tailored to those facts.