California Landlord-Tenant Laws: Everything You Need to Know

This guide is for general informational purposes only and does not constitute legal advice. Landlord-tenant law changes frequently, varies by city, and depends heavily on the specific facts of your situation. Before taking any action that could affect a tenancy — issuing a rent increase, serving a notice, withholding a security deposit, or starting an eviction — consult a licensed California attorney or your local rent-stabilization agency. Lotus West Properties is a property management company, not a law firm, and nothing here should be relied on as a substitute for individualized legal counsel.

California has some of the most tenant-protective rental laws in the country, and Los Angeles owners are typically layered under two or three overlapping frameworks at once: state law, county rules, and city-specific ordinances. This guide walks through the major pieces every owner and property manager should understand — what they require, who they apply to, and where the most common compliance mistakes happen.

Most California rental units are subject to at least one of the following, often more than one simultaneously:

  1. Statewide law — the California Tenant Protection Act (AB 1482), state security deposit law (AB 12, effective July 1, 2024), just-cause eviction requirements (Civil Code Section 1946.2), and general landlord-tenant statutes in the Civil Code.
  2. City or county rent-stabilization ordinances — such as the Los Angeles Rent Stabilization Ordinance (RSO), Santa Monica’s rent control charter amendment, and West Hollywood’s rent stabilization ordinance, each of which can impose stricter requirements than state law.
  3. Federal fair housing law — which applies regardless of local rent control status.

Where a local ordinance is stricter than state law, the local ordinance generally controls. Where no local ordinance exists or a property falls outside its coverage, state law (AB 1482 and the Civil Code) is the default framework.

Rent Control: The California Tenant Protection Act (AB 1482)

AB 1482 is the state’s baseline rent cap, applying to most residential rental properties that aren’t otherwise exempt or covered by a stricter local ordinance.

The cap. Annual rent increases are limited to 5% plus the percentage change in the applicable regional Consumer Price Index (CPI), with a hard ceiling of 10% total — whichever is lower. The exact allowable percentage is recalculated each year based on CPI data and varies by metro region; for example, the Los Angeles-Long Beach-Anaheim region’s cap for the 12-month period beginning August 1, 2026 is set at 8.7%, per the California Apartment Association’s published CPI figures. These percentages change every year, so always confirm the current figure for your specific region before issuing a notice.

Common exemptions. AB 1482 generally does not apply to: single-family homes and condos owned by an individual (not a corporation or REIT) provided the required lease-language exemption notice was given; housing built within the last 15 years (a rolling exemption — the cutoff date advances each year); and duplexes where the owner occupies one unit. Exemptions are fact-specific, and owners should not assume a property is exempt without confirming the details apply.

Just-cause requirement. AB 1482 also requires just cause for eviction once a tenant has occupied a unit for 12 months (24 months if additional adult tenants were added after the initial 12), discussed in detail below.

Local Rent Control: LA RSO, Santa Monica, and West Hollywood

Los Angeles Rent Stabilization Ordinance (RSO). Covers most residential buildings within the City of Los Angeles with a certificate of occupancy issued before October 1, 1978. The RSO caps annual rent increases at a rate set by the city — historically around 3%, though the LA City Council approved a significant amendment to the formula in December 2025, moving to a formula based on 90% of the average CPI (rather than 100%), with the annual increase now ranging roughly between 1% and 4% depending on CPI, effective February 2026. RSO-covered units must be registered annually with the Los Angeles Housing Department (LAHD), and the ordinance includes its own just-cause eviction and relocation-assistance requirements. Given the ordinance changed materially in the 2025-2026 cycle, owners should confirm the current applicable percentage directly via the LAHD’s RSO Rent Increase Calculator before issuing any notice.

Santa Monica. Operates under a locally elected Rent Control Board with its own rules, generally considered among the strictest in the county — including its own registration system, allowable increase percentages, and eviction protections independent of the LA RSO.

West Hollywood. A separate incorporated city with its own rent stabilization ordinance, distinct from both the LA RSO and Santa Monica’s rules.

Because these three frameworks (plus AB 1482 as the statewide floor) can apply differently even to buildings a few blocks apart, confirming which ordinance — if any — covers a specific property is a necessary first step before setting any rent policy.

Other Local Ordinances Worth Checking

Beyond the LA RSO, Santa Monica, and West Hollywood, several other cities in and around Los Angeles County maintain their own rent control or tenant-protection ordinances, including Beverly Hills (its own just-cause and relocation-assistance rules layered on top of AB 1482), Culver City, Inglewood, and unincorporated areas of LA County under the county’s rent stabilization program. Ordinance coverage, allowable increase percentages, and registration requirements vary by jurisdiction and are updated periodically — a property’s specific city (not just “Los Angeles” generally) needs to be confirmed against that city’s current ordinance, not assumed from a neighboring or similarly named area.

Just-Cause Eviction Requirements

Under both AB 1482 and most local ordinances, once a tenant has lived in a unit for 12 months, a landlord generally needs a legally recognized reason — “just cause” — to end the tenancy. California law (Civil Code Section 1946.2) divides just cause into two categories:

At-fault just cause — reasons connected to the tenant’s own conduct, such as failure to pay rent, a material lease violation, criminal activity on the premises, or refusal to allow lawful entry.

No-fault just cause — reasons unrelated to tenant conduct, including: the owner or a qualifying family member intends to occupy the unit; the owner is withdrawing the property from the rental market (Ellis Act); the owner intends to substantially remodel or demolish the unit; or the unit must be vacated to comply with a government or court order. No-fault evictions generally require the landlord to pay relocation assistance (often equivalent to one month’s rent) or waive the final month’s rent, with specific amounts and procedures varying by whether the property is under a local ordinance.

Owners should treat no-fault evictions, in particular, as requiring careful documentation and, in most cases, professional or legal guidance — these are the eviction categories most frequently challenged in court.

Notice Requirements and the Eviction Process

Rent increase notices. California Civil Code Section 827 requires 30 days’ written notice for a rent increase of 10% or less within a 12-month period, and 90 days’ written notice for any increase exceeding 10% (subject to the AB 1482 and local ordinance caps discussed above, which will often make a >10% increase unlawful regardless of notice length).

Termination notices. Depending on the reason for termination, notice periods are commonly 3 days (for nonpayment of rent or lease violations), 30 days, 60 days, or 90 days, and must be served using a legally recognized method — personal delivery, substitute service with mailing, or posting and mailing, depending on the circumstances.

The unlawful detainer process. If a tenant does not vacate after a valid notice expires, the next step is filing an unlawful detainer (eviction) lawsuit. Assembly Bill 2347, effective January 1, 2025, doubled the time tenants have to respond to an unlawful detainer summons from 5 court days to 10 business days — a change that has meaningfully extended typical eviction timelines and is worth building into any planning around a problem tenancy. If the case is granted, the court issues a writ of possession, which is then enforced by the local sheriff.

Self-representing in this process, or delegating it to unlicensed help, is one of the most common ways owners see eviction cases delayed or dismissed on procedural technicalities.

Landlord Right of Entry

California law (Civil Code Section 1954) generally requires landlords to provide “reasonable notice” — presumed to be 24 hours in writing — before entering an occupied rental unit for repairs, inspections, or to show the unit to prospective tenants or buyers, and entry must occur during normal business hours absent tenant agreement otherwise. Exceptions exist for genuine emergencies (an active water leak, fire, or similar situation posing immediate risk) and where the tenant has abandoned the unit. Entering without proper notice outside of an emergency, even with good intentions, can constitute a violation of the tenant’s right to quiet enjoyment and, in repeated instances, support a harassment claim.

Security Deposits

Security deposit rules changed substantially in 2024 and again heading into 2026.

The one-month cap (AB 12, effective July 1, 2024). Most California landlords may now collect a maximum security deposit equal to one month’s rent, regardless of whether the unit is furnished or unfurnished — down from the previous limit of two months (unfurnished) or three months (furnished). A narrow exception allows certain small landlords — those who own no more than two residential rental properties totaling four or fewer units, and who are natural persons rather than a corporate entity — to collect up to two months’ rent; this exception never applies where the tenant is an active-duty military servicemember.

What counts toward the cap. Any amount labeled a security deposit, pet deposit, or “last month’s rent” collected to secure the tenant’s performance under the lease counts toward the one-month ceiling — landlords cannot circumvent the cap by relabeling fees.

Return timeline and documentation. Security deposits must be returned within 21 calendar days of move-out, accompanied by an itemized statement of any deductions, along with receipts for repair or cleaning costs exceeding $125.

Electronic refunds (AB 414, effective January 1, 2026). Where a tenant paid their security deposit electronically, landlords must now refund it electronically as well, unless both parties have agreed in writing to a different method.

Habitability and Repairs

California law implies a “warranty of habitability” in every residential lease — landlords must maintain rental units in a condition fit for human habitation, including functioning plumbing, heating, weatherproofing, and freedom from pest infestation. When a landlord fails to make necessary repairs after proper notice, tenants generally have several legal remedies available, including repair-and-deduct (arranging the repair themselves and deducting a limited amount from rent), rent withholding, or filing a habitability complaint with local code enforcement. California law also prohibits retaliation against tenants who exercise these rights — for example, raising rent or issuing an eviction notice shortly after a tenant files a habitability complaint can itself become the basis of a legal claim against the landlord, regardless of the underlying reason given.

For owners, the practical takeaway is that prompt, well-documented responses to maintenance requests aren’t just good service — they’re a meaningful legal protection.

Repair-and-deduct specifics. California’s repair-and-deduct remedy (Civil Code Section 1942) generally allows a tenant to arrange a repair themselves and deduct the reasonable cost from rent when a landlord fails to address a genuine habitability issue after notice, but the remedy is limited — typically capped at one month’s rent and usable only a limited number of times within a 12-month period. Tenants must generally give the landlord a reasonable opportunity to make the repair first; using this remedy for a cosmetic issue, or without adequate notice, can itself expose the tenant (and complicate the landlord’s response) to dispute.

Fair Housing and Anti-Discrimination Law

California’s Fair Employment and Housing Act (FEHA) and the federal Fair Housing Act together prohibit discrimination in rental housing based on race, color, national origin, religion, sex, gender identity, sexual orientation, disability, familial status, age, and several other protected categories. California law additionally prohibits discrimination based on source of income — meaning landlords generally cannot refuse to rent to a tenant solely because they intend to pay using a Section 8 housing voucher or other government rental assistance. Tenant screening criteria should be applied consistently across all applicants and documented, both to ensure compliance and to create a defensible record if a decision is ever challenged.

Reasonable accommodation and assistance animals. Under fair housing law, landlords generally must provide reasonable accommodations for tenants with disabilities, including waiving no-pet policies for a documented assistance animal (which is treated legally as distinct from a pet and is not subject to standard pet deposits or breed/weight restrictions). Denying a properly documented accommodation request is one of the more common and costly fair housing violations landlords face.

Utility Billing and RUBS

Many multifamily properties bill tenants for utilities (water, trash, sewer) through a Ratio Utility Billing System (RUBS), which allocates a shared master utility bill across units based on occupancy, square footage, or a similar formula rather than individual metering. RUBS arrangements must generally be disclosed in the lease, calculated using a consistent and documented methodology, and — for RSO-covered units in particular — structured so as not to function as a disguised rent increase beyond what the ordinance permits. Owners considering RUBS for the first time should have the billing methodology and lease language reviewed before implementation.

ADU and JADU Rules That Affect Landlords

California’s accessory dwelling unit (ADU) rules continue to evolve, with an updated HCD ADU Handbook reflecting changes effective January 1, 2026. A few points most relevant to landlords and multifamily owners:

  • Owner-occupancy for JADUs. Local agencies may only require owner-occupancy for a junior accessory dwelling unit (JADU) if it shares sanitation facilities with the primary dwelling. A JADU with its own separate bathroom generally cannot be subject to an owner-occupancy requirement.
  • No short-term rentals for JADUs. JADUs must be rented for terms longer than 30 days, which rules out short-term/Airbnb-style use.
  • Impact fee limits. Impact fees are prohibited on ADUs of 750 square feet or less (500 square feet or less for JADUs), and any fee on a larger ADU must be charged proportionately to the unit’s share of the primary dwelling’s square footage.
  • Coastal zone processing. Local agencies with a certified local coastal program must now act on ADU coastal development permits within 60 days.

These rules matter increasingly for multifamily owners adding ADUs to existing lots to increase unit count and rental income.

Tenant Screening and Application Fees

Landlords may charge a tenant a screening fee to cover the cost of a credit check, background check, and processing the application, but the fee is capped by statute and adjusted periodically for inflation — landlords should confirm the current maximum before charging. Screening criteria (income requirements, credit thresholds, criminal history policies) should be applied uniformly to every applicant and clearly communicated, both to stay compliant with fair housing law and to reduce disputes over denied applications.

Security Deposit Disputes and Small Claims Court

When a landlord and former tenant disagree about a security deposit deduction, California’s small claims court is the most common venue for resolution — claims are generally capped at a statutory maximum (adjusted periodically), no attorney is required or, in most cases, permitted to represent either party, and the process is designed to be navigable without legal counsel. Landlords who can produce an itemized deduction statement, receipts, and move-in/move-out documentation (photos or a signed condition report) are in a substantially stronger position than those relying on memory or informal records — another reason thorough documentation at both move-in and move-out is worth the modest time investment.

Required Lease Disclosures

Beyond the rent-control and deposit rules above, California law requires a number of specific disclosures in most residential leases, including: lead-based paint hazards (mandatory for any building constructed before 1978); the presence of any known toxic mold; proximity to a former ordnance location or federal Superfund site, if applicable; a “Megan’s Law” notice regarding the availability of the state’s registered sex offender database; and, in rent-controlled units, notice identifying the applicable local rent control ordinance. Leases should also clearly disclose any shared or ratio-based utility billing arrangement. An outdated lease template is a common, easily fixed source of unnecessary legal exposure — worth an annual review against current statutory requirements.

Frequently Asked Questions

What is the maximum rent increase allowed in California right now? It depends on whether the unit is covered by a local ordinance (like the LA RSO, which has its own city-set percentage) or falls under the statewide AB 1482 cap (5% plus regional CPI, capped at 10%). The exact figure changes annually and by region — always confirm the current number before issuing a notice.

Can I evict a tenant without a reason in California? Generally, no — once a tenant has lived in a unit for 12 months, California’s just-cause eviction requirements mean you need a legally recognized at-fault or no-fault reason, properly documented and noticed.

How much can I charge for a security deposit? As of July 2024 (AB 12), most landlords are capped at one month’s rent, with a narrow exception for certain small landlords owning two or fewer properties (which never applies to active-duty military tenants).

How long do I have to return a security deposit? 21 calendar days from move-out, with an itemized statement of deductions and receipts for costs over $125. If the tenant paid electronically, the refund must generally be issued electronically as well, per AB 414 (effective January 1, 2026).

Do I have to accept Section 8 vouchers? In California, source-of-income discrimination is generally prohibited, meaning landlords typically cannot refuse an otherwise-qualified applicant solely because they intend to pay with a housing voucher.

Is this guide a substitute for legal advice? No. This is a general overview current as of 2026. Rent control percentages, exemptions, and procedural requirements change frequently and are fact-specific — consult a licensed California attorney before making any decision with legal consequences.

How much notice must I give before entering a tenant’s unit? Generally 24 hours’ written notice, with entry limited to normal business hours, except in genuine emergencies. This applies to routine inspections, repairs, and showings alike.

Can I refuse a tenant’s assistance animal because of a no-pets policy? Generally, no — a documented assistance animal for a tenant with a disability is treated as a reasonable accommodation request under fair housing law, not as a pet, and is not subject to standard pet deposits, breed, or weight restrictions.

What can I do if a former tenant disputes my security deposit deductions? Most disputes of this size are resolved in small claims court, where legal representation generally isn’t used by either side. Landlords with itemized statements, receipts, and move-in/move-out documentation are in a much stronger position than those without.

Do I need to disclose lead paint or mold in my lease? Yes — lead-based paint disclosure is federally required for pre-1978 buildings, and California law requires disclosure of any known mold contamination, among other statutory disclosures.

Need Help Navigating Compliance?

Lotus West Properties handles RSO, AB 1482, and just-cause compliance as part of full-service management for the multifamily properties we manage across Los Angeles. If you’d like a compliance review of your current rent roll or lease terms, get a free property evaluation or call (323) 487-2650.

Last reviewed: 2026. This page is provided for general informational purposes only and is not legal advice. Laws and percentages referenced above change over time — verify current requirements with the relevant city or state agency, or a licensed attorney, before acting.