California rental law is spread across the Civil Code, the Code of Civil Procedure, fair housing law and many city ordinances. This guide is the map. Each section says who is responsible for what and links to a deeper guide or to the law itself.
Check your city, too. Los Angeles, San Francisco, Oakland, Berkeley, San Jose and many other cities add stricter rent control and eviction rules on top of state law. When a city rule is stricter, it usually applies.
A safe, livable home
Every California rental comes with a duty to keep the home habitable (Civil Code 1941.1). That means, among other things:
- Weatherproofing: a roof and walls that keep out rain and wind, unbroken windows and doors
- Working plumbing and gas, hot and cold running water, and a working sewage system
- Heat, and electrical wiring and outlets that are safe and working
- Clean, sanitary buildings and grounds, free of trash, rodents and insects, with trash cans
- Floors, stairs and railings in good repair, and working locks on doors and windows
- Smoke alarms and carbon monoxide alarms
- For leases signed, renewed or amended on or after January 1, 2026, a working stove and refrigerator (AB 628). The tenant can agree in the lease to bring and maintain their own refrigerator. A recalled stove or refrigerator has to be fixed or replaced within 30 days of notice.
Our repairs and damage guide covers how repair requests work and what happens when the landlord doesn't act.
Privacy and entry
A tenant has the right to quiet enjoyment of the home. The landlord may enter only for a valid reason, such as repairs, an agreed inspection, a showing to buyers or new tenants, or a court order, and generally must give 24 hours' written notice (6 days if mailed), during normal business hours (Civil Code 1954). In an emergency, no notice is needed.
Ask Tello about California rental rules
Tello, the AI assistant inside EC Rental, knows California rental law and your account, and points you to the rule behind each answer.
Meet Tello →Security deposits
Since July 1, 2024, most landlords can collect at most one month's rent as a deposit. Some small landlords can collect two. The deposit must come back within 21 days of move-out with an itemized statement, and since 2026 it generally goes back electronically if the tenant paid electronically (AB 414). The full rules, including required photos, are in our security deposit guide.
Rent, increases and late fees
- Rent caps. Under AB 1482, many rentals can raise rent at most 5% plus regional inflation, never more than 10%, in any 12 months (Civil Code 1947.12). Some homes are exempt. See our AB 1482 guide or try the rent increase calculator.
- Notice. 30 days' written notice for an increase of 10% or less, 90 days for more (Civil Code 827).
- Late fees. Allowed only if the lease says so and the amount is a reasonable estimate of the landlord's cost. See our late fee guide.
Fair housing
Landlords can't refuse to rent, set different terms or advertise a preference based on race, color, religion, sex, gender identity, sexual orientation, marital or familial status, national origin, ancestry, disability, age, military or veteran status, genetic information or source of income, which includes Section 8 and other housing vouchers. Tenants with disabilities can ask for reasonable accommodations, such as an assistance animal in a no-pets building. Our pets guide covers assistance animals.
No retaliation, no lockouts
- Retaliation. Raising rent, cutting services or starting an eviction within 180 days after a tenant complains about conditions or uses a legal right is presumed retaliatory (Civil Code 1942.5).
- Self-help eviction. Changing locks, removing doors or windows, taking belongings or shutting off utilities to force a tenant out is illegal, with penalties for every day it continues (Civil Code 789.3).
The landlord's rights
The law protects landlords too. A landlord can:
- Collect rent on the date and in the way the lease says, and serve a notice when it isn't paid
- Expect the tenant to keep the home clean, use appliances properly and not damage it (Civil Code 1941.2)
- Charge the tenant for damage beyond normal wear and tear
- Screen applicants using written, consistent criteria, and set a pet policy
- Enter with proper notice for repairs and inspections
- End a tenancy for a legal reason, through the court if the tenant doesn't leave. See legal reasons for eviction and the eviction process.
Put it in writing
Most disputes start with something nobody wrote down. A clear lease, dated move-in photos, written repair requests and written notices protect both sides. Our lease checklist lists what a California lease should cover.
Fill in California rental forms
Rental agreements, 3-day notices to pay or quit, notices of entry, receipts and more, filled in from your property details.
See documents →Last checked October 2026. This guide is general information, not legal advice. Laws change and local rules can be stricter, so check the current law or ask a California landlord-tenant attorney before acting.