California Residential Lease Agreement Template
Updated on July 30, 2026
California requires several specific disclosures in a residential lease that most generic templates simply leave out — a capped security deposit, an exact statutory notice about the state's sex-offender database, a bed-bug information notice, and specific rules if the tenant has a waterbed. This template builds all four in, with the current figures.
The lease below is the editor: pick which deposit cap applies above it and the document states the correct figure, type straight into the highlighted blanks, add the waterbed or pets clauses where they sit, and sign on the signature line. Download a clean Word or PDF file with no sign-up and no watermark.
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California Residential Lease Agreement
This Residential Lease Agreement is made on between of (the "Landlord") and (the "Tenant") for the property at , California (the "Premises").
1. Term
This is a lease beginning on . If fixed-term, it ends on unless renewed or terminated earlier in accordance with this Agreement and California law. If month-to-month, it continues until either party gives the notice required by California law.
2. Rent
- Monthly rent:
- $
- Due date:
- Late fee:
- $
3. Security Deposit
The Tenant shall pay a security deposit of $, which shall not exceed one month's rent, in accordance with Civil Code section 1950.5.
The Landlord shall return the deposit, less any lawful deductions with an itemized statement, within the period required by Civil Code section 1950.5 after the Tenant vacates the Premises.
4. Megan's Law Notice
Pursuant to Section 290.46 of the Penal Code, information about specified registered sex offenders is made available to the public via an Internet Web site maintained by the Department of Justice at www.meganslaw.ca.gov.
5. Lead-Based Paint Disclosure
Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips and dust can pose health hazards if not managed properly. The Landlord has provided the Tenant with the pamphlet "Protect Your Family From Lead In Your Home" and discloses any knowledge of lead-based paint or lead-based paint hazards in the Premises as set out in the attached Lead Warning Statement, in accordance with the federal Residential Lead-Based Paint Hazard Reduction Act (Title X, Section 1018).
6. Bed Bug Disclosure
In accordance with Civil Code section 1954.603, the Landlord provides the following general information: bed bugs are small, flat, reddish-brown insects that feed on blood and can be found in mattresses, furniture, walls and other locations. Signs of a possible infestation include reddish or dark spots on bedding, shed skins, and a musty odor. Cooperation between the Landlord and Tenant is important for effective prevention and treatment. The Tenant should notify the Landlord promptly in writing if they suspect the presence of bed bugs at the Premises.
7. Fair Housing
Nothing in this Agreement shall be applied in a manner inconsistent with the federal Fair Housing Act or the California Fair Employment and Housing Act.
8. General
This Agreement is governed by the law of the State of California and constitutes the entire agreement between the parties, superseding any prior discussions. It may be amended only in writing signed by both parties.
The Landlord
Date:
The Tenant
Date:
California's security deposit cap changed in 2024
Since 1 July 2024, California caps most residential security deposits at one month's rent — a significant cut from the previous limit of two months' rent for an unfurnished unit (three months furnished). There is a narrower exception: a landlord who is a natural person or a family trust or LLC owning no more than two rental properties, collectively no more than four dwelling units, can still charge up to two months' rent — except this exception never applies where the tenant is an active-duty servicemember.
This template asks which situation applies and states the correct cap accordingly, rather than defaulting to a figure that might now be wrong.
The Megan's Law notice must be word-for-word
California Civil Code section 2079.10a requires every residential lease to include a specific notice, in at least 8-point type, about the state's public sex-offender database. The statute doesn't just require that landlords mention the database exists — it sets out the exact wording the notice must use. This template includes that exact statutory language.
Bed bugs: a mandatory educational disclosure, not just a history check
Since 1 July 2017, California landlords must give every new tenant a written notice covering what bed bugs look like, how they behave and spread, why cooperating with prevention and treatment matters, and how to report a suspected infestation. This is a general educational disclosure required on every new tenancy — it exists whether or not the property has ever had bed bugs, and is separate from disclosing any specific known infestation history.
Waterbeds: a right, not a landlord's choice
California law does not let a landlord refuse an otherwise-qualified tenant just because they have a waterbed, for any building with an occupancy certificate issued after 1 January 1973. The landlord can, however, impose real conditions: proof of a waterbed insurance policy of at least $100,000 from a properly rated California insurer, compliance with weight and frame specifications, 24 hours' written notice before the bed is installed, removed or moved, a right to inspect the installation, and an increased deposit of up to an extra half-month's rent specifically for the waterbed.
The clauses, explained
- Security deposit
- States the deposit amount and which cap applies — one month's rent generally, or up to two months under the small-landlord exception (never for servicemembers). Governed by Civil Code section 1950.5, as amended by AB 12.
- Megan's Law notice
- The exact statutory wording required by Civil Code section 2079.10a, informing tenants that information about registered sex offenders is publicly available from the Department of Justice.
- Lead-based paint disclosure
- Federal requirement for any property built before 1978 — a Lead Warning Statement plus the EPA pamphlet. Remove it only if the property was built in 1978 or later.
- Bed bug disclosure
- The mandatory general educational notice on identification, behaviour and reporting, required under Civil Code section 1954.603 for every new tenancy since mid-2017.
- Waterbed rights
- Add this clause if the tenant has or wants a waterbed. Records the insurance, installation-notice and inspection conditions the landlord may impose, and the permitted extra deposit, under Civil Code section 1940.5.
- Pets
- Optional clause recording whether pets are permitted and any pet deposit or restriction — a separate matter from the waterbed-specific deposit increase above.
California requirements checklist
Work through these before signing — several carry real financial or legal consequences if missed.
Security deposit cap
One month's rent generally since 1 July 2024; up to two months only for a qualifying small landlord (≤2 properties, ≤4 units total), and never for servicemembers regardless of landlord size.
California Civil Code §1950.5Megan's Law database notice
Must appear in at least 8-point type using the exact statutory wording — a paraphrase does not satisfy the requirement.
California Civil Code §2079.10aBed bug disclosure
Written notice in at least 10-point type, given to every new tenant before the tenancy begins, covering identification, behaviour and how to report suspected infestations.
California Civil Code §1954.603Waterbed conditions
A landlord cannot refuse a waterbed outright but may require $100,000+ insurance, weight/frame compliance, 24 hours' notice before installation or removal, inspection rights, and up to an extra half-month's deposit.
California Civil Code §1940.5Federal lead-based paint disclosure
Mandatory for any property built before 1978, in addition to all the California-specific disclosures above.
EPA Real Estate Notification and Disclosure Rule
How to use this template
- Fill in the parties and property. Tap the highlighted blanks and type the landlord's and tenant's names and the full property address.
- Set the term, rent and deposit. Choose fixed-term or month-to-month, fill in the rent, and pick the standard or small-landlord deposit cap above the lease — the document states the correct figure automatically.
- Add the waterbed or pets clauses if relevant. Each sits in the lease with its own Add control, so add them only if they apply. The mandatory disclosures — lead paint, Megan's Law, bed bug — are already in the document by default.
- Check nothing is left highlighted. The counter above the lease says how many blanks are still empty, and Next blank jumps to the first one. Scroll the document to confirm it shows the correct deposit cap and every mandatory disclosure.
- Sign and download. Sign on the signature line — the tenant can sign on the same screen before move-in — then download the lease as a Word or PDF file.
Frequently asked questions
What is the California security deposit limit in 2026?
One month's rent for most landlords, since the cap changed on 1 July 2024. A landlord who is a natural person or family trust/LLC owning no more than two rental properties (four units total) can still charge up to two months' rent — but never from an active-duty servicemember, regardless of landlord size.
Do I have to use the exact Megan's Law wording?
Yes. California Civil Code section 2079.10a doesn't just require a mention of the sex-offender database — it specifies the notice text itself, which must appear in at least 8-point type. This template includes that exact statutory wording.
Does the bed bug disclosure mean my property has had bed bugs?
No. It's a general educational notice every California landlord must give every new tenant since mid-2017, regardless of the property's history. If you do have known past infestations to disclose, that's a separate, additional disclosure.
Can I refuse to rent to someone because they have a waterbed?
Not solely for that reason, for any building with a certificate of occupancy issued after 1 January 1973. You can require proof of specific waterbed insurance, impose weight and installation conditions, require 24 hours' notice before it's installed or moved, and charge up to an extra half-month's rent as additional deposit.
What happens if I use the old 2-month deposit cap by mistake?
For a landlord who doesn't qualify for the small-landlord exception, charging more than one month's rent for deposits collected on or after 1 July 2024 is not compliant with the current cap. Correct any new lease going forward — this template is set to the current figure by default.
Is this template only for unfurnished properties?
No — since the 2024 change, the one-month cap (or two months under the small-landlord exception) applies regardless of whether the property is furnished or unfurnished. The old furnished/unfurnished distinction in the deposit cap no longer applies.
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Disclaimer
This template and guide are provided for general information only and do not constitute legal advice. California landlord-tenant law changes; the figures above reflect the law as of the date shown, including the AB 12 deposit change effective 1 July 2024. Verify current requirements with the California Department of Consumer Affairs or a local attorney before finalising a lease.
