California Lease Agreement Template — Free & Compliant (2026)
Create a California-compliant lease agreement template free. Includes AB 1482 disclosures, security deposit limits, and state-specific statutory clauses. Fill in, download, print in 60 seconds.
California lease law basics
A California lease agreement is a legally binding contract governed by the California Civil Code and the Tenant Protection Act of 2019 (AB 1482). California has some of the strongest tenant protections in the United States, which means your lease agreement must include specific disclosures and comply with strict rules on rent increases, eviction grounds, and security deposits.
Our generator includes California-specific clauses automatically when you select California as the jurisdiction. You don't need to research the current state requirements — the statutory references, disclosure obligations, and tenant protection language are assembled for you.
AB 1482 — what your California lease must include
The Tenant Protection Act (AB 1482) applies to most residential rentals in California and imposes two key requirements that must be reflected in your lease agreement:
- Just-cause eviction — after the tenant has occupied the property for 12 months, the landlord must have a valid 'at-fault' or 'no-fault' reason to evict
- Rent cap — annual rent increases are limited to 5% plus CPI (Consumer Price Index), capped at a maximum of 10% per year
- Exemptions — some properties are exempt (newly built within 15 years, single-family homes owned by individuals, duplexes where the owner lives in one unit), but the exemption must be stated in the lease
California security deposit rules
Under California law, the security deposit is capped at 2 months' rent for unfurnished properties and 3 months' rent for furnished properties. Starting July 2024, the limit was further restricted to 1 month's rent for most residential properties under AB 12. The landlord must return the deposit within 21 days of the tenant moving out, with an itemized statement of any deductions.
Our California lease template includes the correct deposit clause with the statutory cap and return timeline. You enter the deposit amount and the generator ensures the clause complies with current California law.
Required disclosures for California leases
California requires several disclosures that must be included in or attached to the lease agreement. Missing these can result in fines or make the lease unenforceable. Key disclosures include: lead-based paint (for properties built before 1978), mold disclosure, bedbug disclosure, Megan's Law (registered sex offender database), and specific notice about the tenant's right to request an inspection before move-out.
Our generator includes these disclosure requirements in the statutory clauses section when you select California as the jurisdiction. The agreement references the relevant Civil Code sections so both parties understand their obligations.
Frequently Asked Questions
Yes — California has unique tenant protection laws (AB 1482), strict security deposit limits, and mandatory disclosures (lead paint, mold, bedbugs) that other states don't require. A generic US lease template may not be compliant in California. Our generator includes California-specific clauses automatically.
As of July 2024 (AB 12), the security deposit for most residential properties is limited to 1 month's rent, regardless of whether the unit is furnished. Previously the limit was 2 months (unfurnished) or 3 months (furnished). Small landlords with no more than 2 properties may still charge up to 2 months' rent.