California Lease Agreement Template (Residential + Room Rental/ADU) — AAOL Landlord Toolbox

This is a California-focused lease agreement template and walkthrough built for landlords who want a clean, enforceable lease without guesswork. It’s written in plain English, but it’s still designed to hold up when a tenant dispute turns into a paper-trail fight.

Important: California is not “one-size-fits-all.” State law, city rent control rules, and required disclosures can change what you must include. Use this as a strong starting point, then verify local requirements (especially in Los Angeles, San Francisco, Oakland, San Jose, Berkeley, Santa Monica, West Hollywood, and other rent-controlled areas).

How to use this page

Copy the template text into your own document.
Fill in the bracketed fields.
Keep the structure. Don’t delete the notice/disclosure language unless you’re sure it’s not required.
If your property is in a rent-controlled city, add the city’s required rent board language.

Quick California landlord checklist (before you sign)

Confirm whether the unit is covered by California Tenant Protection Act (AB 1482) and/or local rent control.
Confirm security deposit limits and what you can collect.
Include required California disclosures (lead-based paint if pre-1978, mold, bed bugs, etc.).
Put repair reporting + entry rules in writing.
Define occupants, guests, smoking, pets, parking, utilities, and house rules.

SECTION A — California Residential Lease Agreement Template (Apartment/House)

1) Parties, property, and term

1.1 Landlord/Owner/AgentLandlord/Owner: [Landlord Legal Name]Mailing Address: [Landlord Mailing Address]Phone: [Phone]Email: [Email]Agent/Manager (if any): [Name + Company]

1.2 Tenant(s)Tenant(s): [Full Legal Names of all adult tenants]

1.3 PremisesProperty Address: [Street Address, Unit #, City, CA ZIP]Included areas: [garage/parking/storage/patio/etc.]Excluded areas: [owner closet, etc.]

1.4 Lease termType: ☐ Fixed-term lease ☐ Month-to-monthStart date: [Date]End date (if fixed): [Date]

1.5 PurposeThe Premises will be used as a private residence only by the approved occupants listed in this Lease.

2) Rent, fees, and payment rules

2.1 Monthly rentRent: $[Amount] per month.

2.2 Due dateRent is due on the [1st] day of each month.

2.3 Payment methodRent must be paid by: [online portal / ACH / check / money order].Payment location/address: [Address / Portal URL].

2.4 Late feesIf rent is not received by [time/date], Tenant may be charged a late fee of $[Amount] and/or $[Daily Amount] per day, to the extent permitted by California law.

2.5 Returned payment feeReturned payment fee: $[Amount] (as permitted by law).

3) Security deposit (California-specific)

3.1 Deposit amountSecurity deposit: $[Amount].

3.2 Deposit limits (important)California limits security deposits. Do not exceed the legal maximum for your situation (and note that limits can differ based on property type and landlord status). If unsure, confirm the current cap before collecting.

3.3 What the deposit can be used forTenant agrees the deposit may be used for unpaid rent, cleaning to return the unit to the same level of cleanliness as at move-in (excluding normal wear and tear), repair of damages beyond normal wear and tear, and other lawful charges.

3.4 Move-in condition documentationTenant agrees to complete a move-in condition checklist within [3] days of move-in and return it to Landlord.

4) Utilities and services

Tenant is responsible for: [electric/gas/water/trash/internet/etc.].Landlord is responsible for: [list].Shared meters: [explain allocation method if applicable].

5) Occupants, guests, and subletting

5.1 Approved occupantsOnly the following occupants may reside at the Premises: [Names].

5.2 GuestsGuests may not stay more than [X] consecutive days or [Y] total days in a [30]-day period without written approval.

5.3 No subletting without consentTenant may not sublet or assign this Lease without Landlord’s written consent.

6) Maintenance, repairs, and habitability

6.1 Tenant maintenance dutiesTenant will keep the Premises clean and sanitary, dispose of trash properly, use fixtures/appliances properly, and promptly report leaks, mold, pests, or safety issues.

6.2 Repair requestsRepair requests must be submitted to: [email/portal/phone]. In emergencies, Tenant must call: [phone].

6.3 No unauthorized repairsTenant may not hire contractors or deduct costs from rent unless legally allowed and properly documented.

7) Entry and inspections (California basics)

Landlord may enter the Premises as permitted by California law, including for repairs, inspections, showing the unit, or emergencies. Except in emergencies, Landlord will provide legally required notice before entry.

8) Rules: smoking, pets, noise, and conduct

8.1 Smoking☐ No smoking anywhere on the Premises☐ Smoking allowed only in: [location]

8.2 Pets☐ No pets allowed☐ Pets allowed with written approval: [pet details]Pet deposit/fee (if any): $[Amount] (if lawful).Service animals/assistance animals will be handled per applicable fair housing laws.

8.3 Noise and nuisanceTenant will not disturb neighbors or create a nuisance.

8.4 Illegal activityNo illegal activity is permitted on or near the Premises.

9) Alterations and improvements

Tenant may not paint, mount TVs, install locks, or make alterations without written consent. Any approved alterations must be performed in a workmanlike manner.

10) Insurance

Tenant is strongly encouraged (or required, if you choose) to carry renter’s insurance with liability coverage of at least $[Amount] and provide proof upon request.

11) Default and enforcement

If Tenant breaches the Lease, Landlord may serve notices and pursue remedies allowed by California law, including eviction where permitted.

12) Renewal, rent increases, and rent control notice

12.1 Rent increasesRent increases must comply with California law and any applicable local rent control ordinances.

12.2 AB 1482 / local rent control disclosure (add as applicable)If the Premises is subject to statewide rent caps and just-cause eviction rules (AB 1482) or local rent control, required disclosure language should be included here. If the Premises is exempt, California requires specific exemption notice language in many cases.

13) Required California disclosures (add the ones that apply)

Include the disclosures that apply to your property. Common California disclosures include:

Lead-based paint disclosure (required for housing built before 1978)
Mold disclosure (California requires specific mold information)
Bed bug disclosure (California requires bed bug information and tenant cooperation)
Smoking policy disclosure (if you have a smoking policy)
Water-conserving plumbing fixtures notice (common California disclosure)
Pest control / periodic treatments (if applicable)
Known hazards/material facts about the property (as required)

If you operate in a rent-controlled city, add the city’s required rent board disclosures and registration language.

14) Notices

Notices must be delivered as permitted by California law and to these addresses:

Landlord notice address: [Address/Email if allowed]
Tenant notice address: [Premises address / email if allowed]

15) Entire agreement

This Lease is the entire agreement. Changes must be in writing and signed.

16) Signatures

Landlord/Agent: _______________________ Date: __________Tenant: ______________________________ Date: __________Tenant: ______________________________ Date: __________

SECTION B — California Room Rental / ADU Lease Template (Roommate-Style)

This section is for renting a room in a house, renting to a roommate, or certain ADU situations where the living arrangement is shared or partially shared. The key is clarity: what is private space, what is shared, and what rules apply.

1) Parties and space definition

1.1 Landlord/Primary ResidentName: [Name]Address: [Address]

1.2 Tenant/Room RenterName: [Tenant Name]

1.3 Property and roomProperty Address: [Address]Tenant’s private space: [Bedroom # / description]Shared spaces: [kitchen, living room, bathrooms, laundry, yard, etc.]Storage/parking: [details]

2) Term and house rules

2.1 Term☐ Month-to-month ☐ Fixed-termStart date: [Date]End date (if fixed): [Date]

2.2 House rules (be specific)

Quiet hours: [times]
Guests: [limits]
Cleaning: [schedule/expectations]
Kitchen use: [rules]
Laundry: [days/times]
Smoking: [policy]
Pets: [policy]
Parking: [assigned spot / street rules]

3) Rent and utilities (room rental)

3.1 RentRent: $[Amount] per month, due on the [1st].

3.2 UtilitiesUtilities included: [list]Utilities split method: [50/50, per person, fixed amount, etc.]

4) Security deposit

Deposit: $[Amount], subject to California limits and lawful deductions.

5) Privacy and entry

Tenant’s private room is private. Landlord will give legally required notice before entry except in emergencies.

6) Ending the agreement

Month-to-month termination requires proper notice under California law. Fixed-term ends on the end date unless renewed in writing.

7) Disclosures

Include the same California disclosures that apply (lead paint if pre-1978, mold, bed bugs, etc.), plus any shared-housing specific disclosures (like cameras in common areas, if any).

8) Signatures

Landlord/Primary Resident: __________________ Date: __________Room Renter: _____________________________ Date: __________

California-specific guidance (plain English)

Rent control: what to say (and what not to say)

California has statewide rules (AB 1482) and many cities have their own rent control ordinances. Your lease should:

State whether the unit is subject to rent control / just-cause rules, or exempt.
Include the required disclosure language for exemption when applicable.
Avoid promises like “rent will never increase” unless you mean it.

Security deposits: keep it clean

Don’t exceed the legal cap.
Document move-in condition with photos and a checklist.
Put cleaning expectations in writing (what “clean” means).

Entry notices: don’t wing it

Put the process in the lease.
Use written notice and keep proof.

Common mistakes that backfire in California

Using an out-of-state lease that ignores California disclosures
Missing AB 1482 exemption or coverage language
Vague guest/occupancy rules (creates “extra occupant” disputes)
No move-in condition documentation (security deposit disputes become he-said/she-said)
Trying to enforce illegal fees or penalties

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Legal disclaimer

This page is for informational purposes only and does not constitute legal advice. Landlord-tenant laws vary by city and county and change over time. For advice on your specific situation, consult a qualified California attorney or local housing professional.