California landlord tenant law: the rules a landlord meets

California security deposit law

Most you can take

1 month’s rentCal. Civ. Code § 1950.5(c)2 months for a landlord who is a natural person (or an LLC of natural persons) owning no more than 2 rental properties with 4 units in total, but never for a service member tenant.

Back to the tenant within

21 daysCal. Civ. Code § 1950.5(h)

Rent and late fees

Late fee

No statute caps itNo statute sets this

California rent increase laws and rent control

Notice before a rent increase

30 daysCal. Civ. Code §§ 827(b), 1947.12(a)30 days' written notice for an increase of 10% or less over 12 months, 90 days for more than 10%, plus 5 days if mailed within California. Many cities (Los Angeles, San Francisco, Oakland and others) have stricter local rent control, limited by the Costa-Hawkins Act.

Rent control

Statewide capCal. Civ. Code §§ 827(b), 1947.12(a)

Cap on the increase

5% plus regional CPI, max 10% in any 12 months (Tenant Protection Act units)Cal. Civ. Code §§ 827(b), 1947.12(a)

Entering the property: notice to the tenant

Notice before you enter

24 hoursCal. Civ. Code § 1954(d)

Ending a tenancy and eviction notices

Ending a month-to-month tenancy

60 daysCal. Civ. Code §§ 1946.1, 1946.230 days if the tenant has lived there less than one year. After 12 months, the Tenant Protection Act requires just cause for most properties it covers.

Unpaid rent

3 court daysCal. Code Civ. Proc. § 1161(2); Cal. Civ. Code § 1946.2“3-day notice to pay rent or quit”Paying in full within the period stops itSaturdays, Sundays and judicial holidays are not counted, and the notice may demand only past-due rent, not late fees or other charges. Where the Tenant Protection Act applies, the landlord also needs just cause, and many cities add their own rules.

Another breach of the lease

3 court daysCal. Code Civ. Proc. § 1161(3), (4); Cal. Civ. Code § 1946.2“3-day notice to perform covenants or quit”The tenant can fix the breach within the periodWeekends and judicial holidays are not counted for a curable breach. Nuisance, waste, illegal use and similar breaches allow a 3-day notice to quit with no cure, counted in calendar days, but under the Tenant Protection Act a chance to cure must usually be given first.

Lockouts and shutoffs

Banned: lockouts and utility shutoffsCal. Civ. Code § 789.3

The California eviction process, step by step

Disclosures a California lease has to carry

• State in the lease the name, phone number and address for service of the manager and of the owner or agent, and to whom and how rent is paid. (Cal. Civ. Code § 1962)
• For units covered by the Tenant Protection Act, include the statutory notice that California law limits rent increases and requires just cause for eviction. (Cal. Civ. Code § 1946.2)
• Before a new tenancy begins, give the prospective tenant the statutory written notice about bed bugs. (Cal. Civ. Code § 1954.603)
• State whether the landlord knows the property is in a special flood hazard area or an area of potential flooding, and where the tenant can find hazard information. (Cal. Gov. Code § 8589.45)
• Include the statutory Megan's Law notice about the public registered sex offender database. (Cal. Civ. Code § 2079.10a)
• Disclose in writing known mold that exceeds permissible exposure limits or poses a health threat. (Cal. Health & Safety Code § 26147)
• Give each new tenant a copy of the notice from the pest control company if there is a contract for regular pest control. (Cal. Civ. Code § 1940.8)
• Disclose if the tenant's gas or electric meter also serves areas outside the unit, and agree in writing how that is paid. (Cal. Civ. Code § 1940.9)
• Tell a prospective tenant in writing if the owner has applied for a permit to demolish the unit. (Cal. Civ. Code § 1940.6)
• If smoking is prohibited on the property, the lease must say where smoking is prohibited. (Cal. Civ. Code § 1947.5(b))