California Property Management Software
Best Property Management Software
for California Landlords (2026)
California landlords must track rent caps, security deposit limits (1 month’s rent (AB 12, effective July 2024)), and strict eviction notice requirements. The wrong move costs thousands.
Free forever · No credit card required · California-compliant from day one
Why California Landlords Need Specialized Software
Most property management software is built for simple markets. California isn't simple: rent caps, just-cause eviction rules, and local ordinances layer on top of state law. A general-purpose spreadsheet won't catch the difference between a statewide cap and a stricter city ordinance.
LeaseBase was designed to handle rent-controlled states. It tracks the 5% + CPI, maximum 10% per year statewide cap and city-level overrides, flags when a proposed increase would violate the law, and generates a compliant rent increase notice automatically.
With rent control in effect, a single illegal increase can void the rent increase entirely — and expose you to tenant lawsuits. Automated cap tracking isn't optional in California.
California landlord-tenant law is governed by statutes including
Tenant Protection Act (AB 1482)
(Cal. Civ. Code §1946.2, §1947.12) and 12 other key statutes.
A compliant platform surfaces the relevant rule at exactly the right moment — notice generation, deposit tracking, rent increase review.
California Compliance Snapshot
The six numbers every California landlord needs to know.
1 month’s rent (AB 12, effective July 2024)
Deposit Limit
21 days
Return Window
3 days
Eviction Notice
30 days
Rent Increase Notice
24h
Entry Notice
No statewide statutory cap
Late Fee Cap
Key California Laws Every Landlord Must Know
These statutes govern residential rentals in California. A compliant property management platform applies them automatically.
Tenant Protection Act (AB 1482)
Cal. Civ. Code §1946.2, §1947.12
Statewide rent cap (5% + CPI, max 10%) and just cause eviction protections for most residential tenancies. Extended through 2035.
Security Deposit Reform (AB 12)
Cal. Civ. Code §1950.5
Limits security deposits to 1 month’s rent for most landlords, effective July 2024.
California Civil Code — Hiring of Real Property
Cal. Civ. Code §1940 et seq.
Comprehensive landlord-tenant law covering habitability, disclosures, entry, security deposits, and tenant remedies.
Owner Move-In Eviction Restrictions (SB 567)
Cal. Civ. Code §1946.2
Strengthens owner move-in (OMI) eviction rules under AB 1482. Owner or qualified relative must move in within 90 days of tenant vacating and occupy for at least 12 consecutive months. Violations subject landlord to 3x actual damages plus attorney fees and costs. Effective April 1, 2024.
Junk Fee Prohibition (SB 611)
Cal. Civ. Code §1947.3 et seq.
Prohibits landlords from charging fees not disclosed in the rental agreement, including hidden move-in, administrative, or convenience fees. Requires all mandatory fees to be included in the advertised rental price. Effective July 1, 2024.
Tenant Screening Fee Limits (AB 2801)
Cal. Civ. Code §1950.6
Caps tenant screening fees at the actual cost of obtaining the credit or background report. Landlords must provide an itemized receipt and may not charge screening fees if they know the unit is not available. Effective January 1, 2025.
Balcony & Elevated Structure Inspection (SB 721 / SB 1510)
Cal. Health & Safety Code §17973 et seq.
Requires inspection of exterior elevated elements (balconies, decks, stairways) on buildings with 3+ units by a licensed structural engineer or contractor. Initial inspection deadline was January 1, 2025. Repairs must be completed within 120 days of a deficiency finding.
Fair Chance Act — Ban the Box (AB 1008)
Cal. Gov. Code §12952
Prohibits landlords from inquiring about or considering criminal history before making a conditional housing offer. After an offer is extended, landlords may conduct individualized assessments and must follow a specific adverse action process before denying based on criminal history. Effective January 1, 2020.
Source of Income Discrimination Prohibition (SB 329 / AB 1188)
Cal. Gov. Code §12955
Prohibits landlords from refusing to rent to, or discriminating against, applicants because they use Section 8 housing vouchers or other housing assistance. Applies statewide to all residential landlords. Effective January 1, 2020.
ESA Documentation Restrictions (AB 468)
Cal. Health & Safety Code §1798.991 et seq.
Restricts the sale or provision of emotional support animal (ESA) letters by online third-party services unless issued by a licensed healthcare professional with an established patient relationship. Landlords may verify ESA documentation; letters from non-compliant services may be disregarded. Effective January 1, 2022.
Substandard Building Habitability (AB 838)
Cal. Health & Safety Code §17980.12 et seq.
Expands tenant rights when a local agency determines a building is substandard. Requires the landlord to provide relocation assistance and prohibits rent collection during the period of abatement. Strengthens habitability complaint protections and anti-retaliation provisions. Effective January 1, 2022.
Bereavement Leave — Lease Break Impact (SB 1383)
Cal. Lab. Code §232.1; Cal. Civ. Code §1946.1
SB 1383 requires employers to provide bereavement leave but also created a companion right allowing tenants to terminate a fixed-term lease early without penalty when a qualifying family member death causes undue hardship, provided proper documentation is given to the landlord. Effective January 1, 2023.
Tenant Screening Report Sharing — Portability (AB 2559)
Cal. Civ. Code §1950.6
Allows tenants to obtain and share a single consumer screening report across multiple rental applications within 30 days. Landlords must accept tenant-provided reports from approved consumer reporting agencies and may not charge a screening fee if the tenant provides a compliant report. Effective January 1, 2025.
Security Deposit Violation Penalties in California
Tenant may sue for wrongful withholding; bad faith may result in 2x damages
- Late return past the 21-day deadline — tenants may sue for the amount withheld plus penalties.
- Missing itemized deduction statement — forfeit all claimed deductions.
- Commingling deposit funds with operating accounts — violation of California fiduciary requirements.
- Evicting without just cause — case dismissal and potential civil liability for wrongful eviction.
Best Property Management Software for California — Compared
How LeaseBase stacks up against the leading platforms for California landlords.
Competitor data sourced from published pricing pages as of 2026. Features may vary by plan.
How LeaseBase Handles California’s Unique Requirements
Five features that matter most for California landlords — and how LeaseBase delivers each one.
1. Compliance Monitoring
LeaseBase monitors your compliance posture against California law in real time. Deposit amounts are checked against the 1 month’s rent (AB 12, effective July 2024) cap. Return deadlines are tracked from move-out date — you get an alert on day 16, five days before the 21-day statutory deadline.
For California’s rent cap of 5% + CPI, maximum 10% per year, LeaseBase calculates the maximum allowable increase on every lease renewal and flags any increase that would exceed it before you send the notice.
2. Rent Collection & Late Fees
Online rent collection in California isn’t just about convenience — it creates a payment trail that’s essential if you ever need to serve a 3-day nonpayment notice or prove payment history in court.
Late fees are automatically calculated within California’s cap (No statewide statutory cap) and never assessed until the statutory grace period has elapsed. Every fee is documented with a timestamp so your records are defensible.
3. Lease Management & E-Sign
Generate a California-compliant lease agreement in minutes. Required disclosures are pre-populated based on your property address and state rules. Rent increase notices are generated with the correct 30-day advance notice automatically baked in.
E-sign is included at no extra cost via DocuSeal — legally binding in California under the UETA and federal E-SIGN Act. Every signed document is stored securely and retrievable in one click.
4. Maintenance & Vendor Management
In California, landlords who fail to make repairs within a reasonable time risk tenants withholding rent or claiming the implied warranty of habitability has been breached. LeaseBase turns maintenance requests into tracked work orders — with timestamped status changes and vendor assignments.
Every maintenance record is part of your audit trail. If a tenant dispute escalates, you can show exactly when you received the request, when you dispatched a vendor, and when the repair was completed.
5. AI Assistant
The LeaseBase AI assistant answers landlord questions with California-specific context. Ask “Can I charge for this carpet damage?” or “How much notice do I need to enter my tenant’s unit?” — and get an answer grounded in California law, not generic advice.
AI is included in every plan. It’s not a chatbot for generic questions — it’s wired into your actual portfolio: your properties, your leases, your open maintenance requests.
Manage your California rentals the right way — for free.
Compliance tracking, rent collection, e-sign, and AI — all included. No credit card, no trial period.
Start Managing FreeFree forever · No credit card required
Frequently Asked Questions — California Property Management Software
Common questions from California landlords evaluating property management software.
What is the maximum rent increase allowed in California?
Under AB 1482, landlords may increase rent by a maximum of 5% plus the local CPI, or 10%, whichever is lower. This applies to most residential properties that are 15 or more years old. Local rent control ordinances in cities like Los Angeles, San Francisco, and Oakland may impose stricter limits.
How much can a landlord charge for a security deposit in California?
As of July 2024, AB 12 limits security deposits to 1 month’s rent for most landlords, regardless of whether the unit is furnished or unfurnished. The deposit must be returned within 21 days of moveout with an itemized statement.
Does California require just cause for eviction?
Yes. Under AB 1482, landlords must have just cause to evict tenants who have lived in the unit for 12 months or more. Just cause includes at-fault reasons (nonpayment, lease violations) and no-fault reasons (owner move-in, substantial remodel), with specific notice and relocation assistance requirements.
What disclosures are required for California landlords?
California requires numerous disclosures including lead paint (pre-1978 buildings), Megan’s Law database, bed bug history, flood/fire zone, demolition intent, mold, asbestos, and military ordnance locations. The required disclosures vary by property type and location.
What are the owner move-in eviction rules under SB 567?
Under SB 567 (effective April 1, 2024), when a landlord evicts a tenant for owner move-in under AB 1482, the owner or qualified relative must move in within 90 days and occupy the unit for at least 12 consecutive months. Violating these requirements exposes the landlord to 3x actual damages, plus attorney fees and costs.
Can California landlords charge fees not listed in the lease?
No. SB 611 (effective July 1, 2024) prohibits landlords from charging any fees not disclosed in the rental agreement. All mandatory fees must be included in the advertised rent price. Hidden administrative, move-in, or convenience fees are prohibited.
Can California landlords ask about criminal history during tenant screening?
No. Under the Fair Chance Act (AB 1008), landlords may not ask about or consider criminal history before making a conditional rental offer. After an offer is made, an individualized assessment is required before any denial based on criminal history.
Are Section 8 vouchers a protected class in California?
Yes. SB 329 and AB 1188 prohibit source of income discrimination statewide. Landlords may not refuse to rent to applicants because they use Section 8 housing choice vouchers or other lawful housing assistance.
Do California buildings need balcony inspections?
Yes. SB 721 requires owners of buildings with 3 or more units to have all exterior elevated elements (balconies, decks, stairways) inspected by a licensed structural engineer or contractor. The initial inspection deadline was January 1, 2025. Required repairs must be completed within 120 days of a deficiency finding.
Can a tenant share a screening report across multiple applications in California?
Yes. AB 2559 (effective January 1, 2025) allows tenants to provide a single consumer screening report to multiple landlords within 30 days. Landlords must accept tenant-provided reports from approved agencies and cannot charge a screening fee when the tenant supplies a compliant report.
What’s the best free property management software for California?
LeaseBase is the only fully free property management platform built with California compliance in mind. It includes rent collection, e-sign leases, maintenance tracking, and an AI assistant at no cost — with no property limit and no expiring trial. Alternatives like TurboTenant, Avail, and RentRedi offer free tiers, but they either restrict features or charge for e-sign and rent collection.
Is LeaseBase really free for California landlords?
Yes. LeaseBase is free forever — no credit card required, no time-limited trial. Core features including rent collection, e-sign, compliance monitoring, maintenance tracking, and the AI assistant are all included at no cost. Tenant screening is available at applicant cost (the applicant pays, not you). There is no paywall on basic landlord workflows.
What makes California different from other states for landlords?
California stands out for its active rent control environment — with a statewide cap of 5% + CPI, maximum 10% per year and just-cause eviction requirements in many jurisdictions. This means landlords must track not just state law but city-level ordinances that may impose stricter rules. The combination of rent caps, deposit regulations (1 month’s rent (AB 12, effective July 2024) limit), and 21-day return windows creates a high compliance surface area compared to most states.
Start Managing Your California Rentals with Confidence
Deposit deadlines, rent cap calculations, e-sign leases, and AI-powered compliance — all free, all built for California landlords. No credit card required.
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Top Cities in California
City-level property management software guides for California’s largest markets.
Best PM Software by State
Own rentals in other states? We cover all 50 — each with state-specific compliance rules baked in.
How we built this guide: California compliance data is sourced from official state statutes
(Cal. Civ. Code §1946.2, §1947.12 and related statutes),
verified against California government sources. Competitor feature data is sourced from published pricing and feature pages as of August 2026. Last updated: August 2026. This page provides general information, not legal advice.
Reviewed by Rachid Abadli
Founder & CEO, LeaseBase · Sacramento landlord · Self-managing since 2019
LeaseBase is a property management platform — not a law firm. Consult a licensed attorney for advice specific to your situation.
