California Rental Laws Guide: Essential Landlord Insights

California Rental Laws Every Landlord Must Know

Navigate California's complex landlord-tenant legal landscape with confidence. This guide covers essential state laws governing residential rentals, from the Tenant Protection Act to fair housing requirements.

Updated January 2026

14 min read

The Tenant Protection Act of 2019 (AB 1482)

AB 1482, extended through 2030, is the most significant California rental law in decades. It establishes statewide rent control and eviction protections for most residential properties.

Rent Increase Limits

For covered properties, annual rent increases are capped at 5% plus local Consumer Price Index (CPI), with a maximum of 10% regardless of CPI. This applies to increases over any 12-month period—landlords cannot circumvent the cap by raising rent multiple times.

Just Cause Eviction Requirements

After a tenant has occupied a covered property for 12 months, landlords can only evict for specific "just causes." At-fault causes include nonpayment, lease violations, nuisance, criminal activity, and refusal to allow access. No-fault causes include owner move-in, withdrawal from rental market, and substantial renovation—but require one month's rent as relocation assistance.

Exempt Properties

Key exemptions include single-family homes and condos (if proper written notice provided), properties built in the last 15 years, owner-occupied duplexes, and affordable housing with existing deed restrictions. Even exempt properties must provide the required notice of exemption to tenants.

Security Deposit Laws

California's security deposit laws changed significantly in 2024. Maximum deposits are now limited to one month's rent for most properties (previously two months unfurnished, three furnished). Landlords have exactly 21 days after move-out to return the deposit with an itemized statement of any deductions. Deductions must be supported by receipts or good-faith estimates, and are limited to unpaid rent, cleaning to return unit to move-in condition, and repair of damage beyond normal wear and tear.

Penalty Warning: Landlords who fail to return deposits properly or act in bad faith can be liable for up to twice the deposit amount plus the deposit itself. Courts take these violations seriously.

Fair Housing Laws

California's Fair Employment and Housing Act (FEHA) provides broader protections than federal fair housing law. Protected classes include all federal categories (race, color, religion, national origin, sex, familial status, disability) plus sexual orientation, gender identity, marital status, ancestry, source of income, military/veteran status, and genetic information.

The source of income protection is particularly important—landlords cannot refuse applicants simply because they use Section 8 vouchers or other housing assistance. Voucher holders must still meet other screening criteria, but the voucher itself cannot be grounds for rejection.

Habitability Requirements

California Civil Code Section 1941 requires landlords to maintain properties in habitable condition. This includes weatherproofing, plumbing, heating, electricity, sanitation, and safety features. Landlords must respond to habitability issues promptly—failure to do so can trigger tenant remedies including rent withholding and repair-and-deduct actions (up to one month's rent).

Notice Requirements

California has specific notice requirements for various situations. Rent increases require 30 days notice if 10% or less, 90 days if more than 10%. Entry for repairs or showings requires 24 hours written notice. Termination notices vary: 30 days for tenancies under one year, 60 days for tenancies over one year, and 3 days for cause-based terminations.

Eviction Procedures

California strictly regulates evictions. Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal and can result in significant liability. All evictions must proceed through the unlawful detainer court process with proper notices, filings, and procedures. Even with valid grounds, procedural errors can result in case dismissal.

Local Ordinances

Many California cities have additional rental regulations beyond state law. Cities like San Francisco, Oakland, Los Angeles, and San Jose have their own rent control ordinances, just cause requirements, and tenant protections that may be stricter than state law. Always verify local requirements in addition to state compliance.

Stay Current: California rental law changes frequently. Laws that were accurate last year may have changed. Professional property managers stay current on legal developments—a significant advantage over self-managing landlords who may miss important updates.

This overview covers major California rental laws, but the full legal landscape is more complex. When facing specific situations, consult with a qualified landlord-tenant attorney or work with professional property managers who maintain current legal expertise.