Who signsLandlord and all adult tenants

StateCalifornia

CheckedOctober 14, 2026

Renting out a home or apartment in California? Fill in the free lease below. The California rules that most often cause disputes, on security deposits, are listed under it with the law they come from.

Free California Residential Lease Agreement template

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Residential Lease Agreement

This Residential Lease Agreement ("Lease") is made between ____ ("Landlord") and ____ ("Tenant").

1. Property

Landlord rents to Tenant the residence at ____ (the "Property").

2. Term

The Lease begins on ____ and ends on ____. If Tenant stays after the end date with Landlord’s consent, the tenancy continues month to month under the same terms unless changed in writing.

3. Rent

Tenant will pay $____ per month, due on the ____ of each month. A late fee of ____ applies to late payments, to the extent permitted by law.

4. Security deposit

Tenant has paid a security deposit of $____. Landlord will return the deposit, less lawful deductions for unpaid rent and damage beyond normal wear and tear, within the time required by the law of ____, with an itemized list of any deductions.

5. Utilities

Tenant pays for: ____. Landlord pays all other utilities serving the Property.

6. Use and occupancy

The Property is for residential use by Tenant and the people listed above only. Tenant will follow all laws and reasonable building rules.

7. Pets

____.

8. Maintenance and repairs

Tenant will keep the Property clean and promptly report needed repairs. Landlord will make repairs needed to keep the Property safe and habitable as required by law. Tenant will pay for damage caused by Tenant or guests beyond normal wear and tear.

9. Entry

Landlord may enter the Property at reasonable times with advance notice as required by law, or immediately in an emergency.

10. Subletting

Tenant may not sublet or assign this Lease without Landlord’s written consent.

11. Ending the Lease

At the end of the Lease, Tenant will return all keys and leave the Property clean and in the same condition as at move-in, except normal wear and tear.

12. Governing law and entire agreement

This Lease is governed by the laws of ____. It is the entire agreement between the parties and may be changed only in writing signed by both. If any part is unenforceable, the rest remains in effect.

Landlord: __ Date: __

Tenant: __ Date: __

This free template is general information, not legal advice, and may not suit your state or situation. Some documents must be signed before witnesses or a notary. For anything important, have a lawyer review it.

California rules to know

Deposit limit: one month’s rent. AB 12 limits security deposits to one month’s rent. Small landlords (a natural person, or an LLC of natural persons, owning no more than two rental properties with no more than four units in total) may charge two months, unless the tenant is a service member.
Return within 21 days. The landlord has 21 days after move-out to return the deposit or return it minus deductions with an itemized statement; deductions over $125 need invoices or receipts.

When to use it

Use a fixed-term lease when you want both sides committed for a set period. For a flexible arrangement, use a month-to-month rental agreement instead.

What to check before you sign

Deposit limits and return deadlines: many states cap deposits and set strict return deadlines.
Late fees, some states limit the amount or grace period.
Required disclosures, for example, the federal lead-based paint disclosure for homes built before 1978, plus any state or local disclosures.
Local rules, some cities have rent stabilization or extra notice requirements.

How to sign

Every adult who will live in the property should sign. Give each tenant a signed copy, and do a move-in inspection with photos.

Sources

California rules checked October 14, 2026. Laws and agency rules change; confirm with the statute linked above. This is general information, not legal advice.

Frequently asked questions

How much can a California landlord charge for a deposit?

One month’s rent under AB 12; qualifying small landlords may charge two months unless the tenant is a service member.

How long does a California landlord have to return a deposit?

21 days after the tenant moves out, with an itemized statement for any deductions.

Does a lease need to be notarized?

Usually not. Most residential leases only need the landlord’s and tenants’ signatures.

Can a landlord keep the whole deposit?

Only for lawful reasons such as unpaid rent or damage beyond normal wear and tear, and usually with an itemized list sent within a deadline set by state law.

Questions from readers

Question about the California Residential Lease Agreement? Ask it here. We answer common questions in general terms on this page. This is not legal advice.

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California residential lease agreement