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California Landlord-Tenant Laws 2026

Security deposit limits, eviction notice requirements, rent increase rules, and every compliance deadline for California landlords. 482 cities covered.

Based on California state statutes + local rent control ordinances. Updated August 2026.

California Landlord Law Summary

In California, landlords must return security deposits within 21 days, provide 3-day eviction notice for nonpayment, and cap rent increases at 10%. Just cause eviction protections apply.

California Landlord Rules at a Glance

Key compliance requirements every California landlord must follow.

Rule Requirement
Security Deposit Cap 1 month’s rent (AB 12, effective July 2024)
Deposit Return Deadline 21 days
Eviction Notice (Nonpayment) 3 days written notice to pay or quit
Rent Cap 5% + CPI, maximum 10% per year
Entry Notice 24 hours notice
Late Fee Cap No statewide statutory cap
Grace Period No statutory requirement (but many local ordinances require grace periods)
Just Cause Eviction Required

What Happens If You Violate California Landlord-Tenant Law

Security deposit violation: Tenant may sue for wrongful withholding; bad faith may result in 2x damages.

  • Late deposit return: Miss the 21-day deadline and tenants can sue for up to 2x the withheld amount.
  • Improper eviction notice: Wrong notice period or procedure = case dismissed. You restart from zero and owe additional court costs.
  • Rent cap violation: Exceeding the 10% cap voids the increase. Tenants recover every dollar of overpayment plus potential penalties.
  • Illegal entry: Entering without 24-hour notice = harassment claim. Tenants can terminate the lease and sue for damages.
  • Fair housing violation: First offense: $16,000+ federal fine. Repeat: $65,000+. Plus actual damages, attorney fees, and potential criminal penalties.

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Deposit deadlines, eviction notice periods, rent cap calculations — monitored automatically across all 482 California cities.

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California Landlord-Tenant Statutes

The laws that govern residential rentals in California.

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.

California Landlord Law Topics

Explore detailed rules by topic for any California city.

Security Deposit Laws

View California rules by city →

Eviction Process & Notice Requirements

View California rules by city →

Rent Increase Laws

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Landlord Entry & Access Rules

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Maintenance & Habitability Standards

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Late Fee Limits

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Lease Termination & Renewal

View California rules by city →

Fair Housing Protections

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Tenant Screening Rules

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Required Landlord Disclosures

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Rent Control

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Property Registration Requirements

View California rules by city →

Top 10 California Cities — Landlord Law Coverage

The largest California cities by population, with median rent and deposit cap data.

City Population Median 2BR Rent Max Deposit
Los Angeles 3,820,914 $2,903/mo $2,903
San Diego 1,388,320 $3,001/mo $3,001
San Jose 969,655 $3,483/mo $3,483
San Francisco 808,988 $3,604/mo $3,604
Fresno 545,716 $1,664/mo $1,664
Sacramento 526,384 $2,255/mo $2,255
Long Beach 449,468 $2,903/mo $2,903
Oakland 436,504 $2,912/mo $2,912
Bakersfield 413,381 $1,483/mo $1,483
Anaheim 340,512 $3,236/mo $3,236

All 482 California Cities

Click any city to view its specific landlord-tenant laws, deadlines, and free calculators.

Los Angeles 3,820,914 San Diego 1,388,320 San Jose 969,655 San Francisco 808,988 Fresno 545,716 Sacramento 526,384 Long Beach 449,468 Oakland 436,504 Bakersfield 413,381 Anaheim 340,512 Stockton 319,543 Riverside 318,858 Irvine 314,621 Santa Ana 310,539 Chula Vista 274,333 Fremont 226,208 Santa Clarita 224,028 San Bernardino 223,728 Modesto 218,915 Fontana 215,465 Moreno Valley 212,392 Oxnard 198,488 Huntington Beach 192,129 Glendale 187,050 Ontario 182,457 Elk Grove 178,444 Santa Rosa 175,845 Rancho Cucamonga 174,405 Oceanside 170,020 Garden Grove 168,234 Lancaster 166,236 Palmdale 161,404 Corona 160,238 Salinas 159,506 Roseville 159,135 Hayward 155,675 Sunnyvale 151,967 Escondido 148,122 Pomona 145,502 Visalia 144,998 Fullerton 139,250 Torrance 139,224 Victorville 138,869 Orange 138,337 Pasadena 133,560 Santa Clara 131,062 Clovis 125,826 Simi Valley 125,113 Thousand Oaks 123,463 Vallejo 122,807 Concord 122,315 Fairfield 120,768 Berkeley 118,962 Antioch 117,096 Richmond 114,106 Carlsbad 113,495 Menifee 113,433 Murrieta 111,878 Temecula 110,682 Santa Maria 109,987 San Buenaventura (Ventura) 109,058 Downey 108,816 Costa Mesa 108,354 Jurupa Valley 107,321 West Covina 105,617 El Monte 103,794 Rialto 103,391 El Cajon 102,991 Inglewood 102,865 Burbank 102,755 Vacaville 102,526 San Mateo 101,327 Chico 101,301 Hesperia 100,633 Daly City 99,833 Vista 98,344 Norwalk 98,078 Tracy 98,010 San Marcos 94,188 Merced 93,692 Chino 93,114 Indio 93,057 Redding 92,727 Hemet 92,368 Carson 91,139 Manteca 91,059 Compton 90,986 Mission Viejo 90,624 South Gate 90,070 Santa Monica 89,922 Westminster 88,729 Santa Barbara 86,499 Citrus Heights 86,239 Lake Forest 85,840 San Leandro 85,784 San Ramon 84,929 Folsom 84,782 Whittier 84,143 Hawthorne 83,364 Livermore 82,908 Newport Beach 82,637 Rancho Cordova 82,605 Buena Park 81,958 Mountain View 81,785 Redwood City 80,996 Perris 80,603 Alhambra 79,776 Upland 78,699 Lakewood 78,135 Tustin 77,704 Napa 77,492 Milpitas 77,321 Chino Hills 77,212 Pittsburg 75,803 Alameda 75,353 Bellflower 75,122 Apple Valley 75,036 Pleasanton 74,653 Rocklin 73,472 Lake Elsinore 73,028 Redlands 72,556 Turlock 72,100 Tulare 71,092 Eastvale 70,510 Camarillo 69,514 Walnut Creek 69,152 Dublin 69,128 Baldwin Park 68,806 Yuba City 68,666 Madera 68,079 Redondo Beach 67,749 Lodi 67,679 Yorba Linda 66,147 Palo Alto 65,882 Davis 65,832 Union City 65,414 Brentwood 65,126 Lynwood 63,234 South San Francisco 63,123 Laguna Niguel 62,899 Porterville 62,876 San Clemente 62,313 Santa Cruz 61,501 Woodland 61,123 La Habra 60,991 Encinitas 60,841 La Mesa 60,537 Montebello 60,015 Hanford 59,938 San Rafael 59,555 Santee 59,478 Pico Rivera 59,189 Petaluma 58,800 Beaumont 58,463 Gardena 58,377 Gilroy 58,250 Monterey Park 57,877 Cupertino 57,285 Highland 56,202 West Sacramento 55,842 Fountain Valley 55,468 San Jacinto 55,440 National City 55,236 Lincoln 54,538 Arcadia 54,157 Yucaipa 53,947 Colton 53,357 Cathedral City 52,356 Placentia 52,192 Diamond Bar 52,041 Palm Desert 51,951 Huntington Park 51,942 Novato 51,722 Delano 51,500 Paramount 51,072 Watsonville 50,867 Aliso Viejo 50,263 Glendora 49,934 Rosemead 49,305 San Luis Obispo 49,244 Cypress 48,782 Covina 48,728 Los Banos 48,553 Brea 48,479 Ceres 48,397 Azusa 48,272 Poway 48,051 Newark 46,929 Cerritos 46,797 Rancho Santa Margarita 46,182 Oakley 45,761 La Mirada 45,505 Palm Springs 45,218 Hollister 44,658 Rohnert Park 44,546 Morgan Hill 44,478 El Centro 43,772 Coachella 43,590 Lompoc 43,045 Danville 42,999 Campbell 41,700 San Bruno 41,327 Rancho Palos Verdes 39,980 Lathrop 39,857 La Quinta 39,081 Culver City 39,041 Stanton 38,815 Calexico 38,224 Adelanto 38,187 San Gabriel 37,732 Montclair 37,545 Bell Gardens 37,467 Wildomar 37,087 Monrovia 36,768 La Puente 36,516 Pacifica 36,426 Martinez 36,395 Claremont 35,640 Moorpark 35,543 Temple City 34,854 San Juan Capistrano 34,754 West Hollywood 34,349 Pleasant Hill 33,802 Desert Hot Springs 33,438 Manhattan Beach 33,369 San Dimas 33,105 Goleta 32,665 Dana Point 32,567 Los Gatos 32,216 Foster City 32,180 Atwater 32,052 Bell 31,864 Santa Paula 31,792 Menlo Park 31,690 Banning 31,680 Seaside 31,317 San Pablo 31,249 El Paso de Robles (Paso Robles) 31,134 Beverly Hills 30,974 Laguna Hills 30,243 Lawndale 30,155 Los Altos 29,990 Burlingame 29,910 La Verne 29,898 Atascadero 29,700 Saratoga 29,607 Monterey 29,116 San Carlos 28,862 Suisun City 28,743 Twentynine Palms 28,734 East Palo Alto 28,216 Ridgecrest 28,088 Brawley 27,849 Lemon Grove 27,569 Walnut 27,104 Wasco 26,917 Lemoore 26,809 Belmont 26,622 Hercules 26,582 Benicia 26,429 Sanger 26,343 Reedley 25,958 Dinuba 25,863 Windsor 25,828 Galt 25,767 Eureka 25,734 South Pasadena 25,623 El Cerrito 25,552 Imperial Beach 25,458 Norco 25,398 Loma Linda 25,111 Patterson 25,063 Lafayette 25,048 Riverbank 25,001 Barstow 24,964 Selma 24,467 Seal Beach 24,352 Soledad 23,947 Maywood 23,824 San Fernando 23,364 Duarte 23,131 Oakdale 23,045 Marina 22,833 Laguna Beach 22,332 Calabasas 22,227 Millbrae 22,087 Corcoran 22,044 Shafter 21,915 Cudahy 21,723 Yucca Valley 21,664 Imperial 21,591 American Canyon 21,347 Port Hueneme 21,217 South Lake Tahoe 21,079 Greenfield 20,634 Santa Fe Springs 20,174 Lomita 19,782 La Cañada Flintridge 19,538 Agoura Hills 19,474 Oroville 19,449 Arvin 19,364 Orinda 19,364 Chowchilla 19,328 Dixon 19,309 Albany 19,097 South El Monte 19,032 Arcata 19,012 Hermosa Beach 18,641 Pinole 18,481 Coronado 18,437 Arroyo Grande 18,243 Blythe 18,045 Rancho Mirage 17,795 Coalinga 17,369 Kerman 17,238 Fillmore 17,190 Truckee 17,039 Laguna Woods 16,998 Moraga 16,547 Clearlake 16,481 El Segundo 16,445 Ukiah 16,072 Ripon 16,068 Artesia 15,597 La Palma 15,029 Pacific Grove 14,757 Livingston 14,643 Parlier 14,426 Red Bluff 14,413 Avenal 14,075 Grass Valley 14,074 McFarland 14,049 King City 13,917 California City 13,802 Mill Valley 13,792 Auburn 13,658 Hawaiian Gardens 13,396 Kingsburg 13,013 Grand Terrace 12,939 Carpinteria 12,828 Emeryville 12,732 Susanville 12,689 Solana Beach 12,675 Marysville 12,674 Palos Verdes Estates 12,646 Larkspur 12,589 Grover Beach 12,547 Mendota 12,530 San Anselmo 12,498 Lindsay 12,496 Fortuna 12,285 Newman 12,207 San Marino 11,977 Los Alamitos 11,901 Scotts Valley 11,879 Commerce 11,672 Signal Hill 11,249 Anderson 11,210 Calimesa 11,165 Healdsburg 11,137 Half Moon Bay 11,105 Canyon Lake 11,096 Hillsborough 10,883 Tehachapi 10,881 Clayton 10,754 Sierra Madre 10,713 Placerville 10,656 Piedmont 10,635 Sonoma 10,619 Morro Bay 10,589 Malibu 10,277 Shasta Lake 10,262 Farmersville 10,243 Exeter 10,206 Rio Vista 10,145 Corte Madera 9,947 Capitola 9,572 Orange Cove 9,497 Live Oak 9,443 Waterford 9,323 Tiburon 8,846 Cloverdale 8,825 Guadalupe 8,622 Firebaugh 8,547 Gonzales 8,327 Paradise 8,285 Los Altos Hills 8,189 Orland 8,132 Corning 8,069 Rolling Hills Estates 8,033 Pismo Beach 7,948 Woodlake 7,846 Yreka 7,808 Winters 7,694 Hughson 7,683 Westlake Village 7,573 Ojai 7,466 Cotati 7,430 Fairfax 7,417 Sebastopol 7,380 Escalon 7,355 Fowler 7,274 Gridley 7,269 Mammoth Lakes 7,187 Sausalito 7,021 Taft 6,961 Fort Bragg 6,919 Atherton 6,823 Loomis 6,779 Colusa 6,527 Huron 6,377 Calipatria 6,188 Willows 6,160 Gustine 6,099 Solvang 5,970 Dos Palos 5,708 Villa Park 5,664 Williams 5,617 Crescent City 5,611 Holtville 5,555 Ione 5,431 La Habra Heights 5,368 St. Helena 5,272 Lakeport 5,135 Jackson 5,132 Calistoga 5,058 Woodside 5,037 Big Bear Lake 5,007 Buellton 4,990 Sonora 4,917 Indian Wells 4,862 Willits 4,843 Needles 4,824 Brisbane 4,577 Portola Valley 4,204 Wheatland 4,022 Del Mar 3,867 Angels 3,752 Bishop 3,742 San Joaquin 3,679 Monte Sereno 3,459 Yountville 3,356 Rio Dell 3,308 Avalon 3,261 Nevada City 3,224 Mount Shasta 3,179 Carmel-by-the-Sea 3,104 Sutter Creek 2,718 Alturas 2,657 Weed 2,574 Ross 2,290 Portola 2,124 San Juan Bautista 2,106 Belvedere 2,050 Colfax 2,050 Westmorland 1,981 Biggs 1,921 Hidden Hills 1,685 Rolling Hills 1,644 Dunsmuir 1,642 Del Rey Oaks 1,550 Irwindale 1,426 Colma 1,407 Ferndale 1,389 Montague 1,182 Blue Lake 1,172 Plymouth 1,131 Maricopa 1,009 Bradbury 892 Tulelake 867 Dorris 832 Isleton 777 Loyalton 728 Fort Jones 673 Etna 653 Point Arena 451 Tehama 424 Sand City 328 Trinidad 325 Industry 257 Vernon 209 Amador City 204

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Deposit deadlines, notice requirements, required disclosures — everything in one page.

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Frequently Asked Questions — California Landlord Laws

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.
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.
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.
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.
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.
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.
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.
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.
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.
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.

Compliance tracking for your California properties

LeaseBase monitors California landlord-tenant law changes, tracks deadlines, and alerts you before penalties apply — across every city in your portfolio.

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How we researched this page: This guide covers all California landlord-tenant statutes, verified against official government sources. Rent data comes from HUD Fair Market Rents (FY2026). Last updated: August 2026.
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Reviewed by Rachid Abadli

Founder & CEO, LeaseBase · Sacramento landlord · Self-managing since 2019

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