California (CA) law guide
Quick answer
California landlord-tenant law caps security deposits at 1 month's rent (as of July 1, 2024) and requires landlords to return them within 21 days of move-out. Statewide rent control under AB 1482 limits annual increases to 5% plus local CPI, or 10%, whichever is lower for most multi-unit buildings. Landlords must give tenants a 3-day notice to pay or quit before starting eviction for nonpayment of rent, and at least 24 hours' written notice before entering the unit.
Security Deposit Limit
1 month's rent (2 months for small landlords with 4 or fewer units)
Deposit Return Deadline
21 days after tenant vacates
Statewide Rent Control
Yes, AB 1482 caps increases at 5% + CPI (max 10%) for qualifying units
Nonpayment Eviction Notice
3-day notice to pay or quit (business days; weekends and holidays excluded)
California rental market snapshot
Population
39.5 million (2024 estimate)
Renter households
44% of households are renter-occupied
Median rent
About $2,550/mo for a 2-bedroom (2025 statewide median)
Largest rental markets
Los Angeles, San Diego, San Francisco, San Jose, Sacramento
California has one of the highest renter shares of any US state, and rents in coastal metros like San Francisco and Los Angeles regularly exceed $3,000/mo for a 2-bedroom, making tenant protections especially consequential.
1 month's rent is the maximum security deposit a California landlord may collect under Civil Code Section 1950.5, effective July 1, 2024 for new leases. A narrow exception allows small landlords (natural persons who own no more than 2 properties totaling 4 or fewer units) to collect up to 2 months' rent, but never more than 1 month if the tenant is an active-duty military service member.
Landlords must return the deposit, with an itemized statement, within 21 days of the tenant moving out. Starting April 1, 2025, landlords must also provide dated photos before and after any repairs or cleaning. No portion of the deposit may be labeled non-refundable.
AB 1482 (the Tenant Protection Act) caps annual rent increases at 5% plus local CPI, or 10%, whichever is lower, for most multi-family buildings that are at least 15 years old. The statewide cap for August 2025 through July 2026 is 6.3%. Single-family homes, condos, and buildings built within the last 15 years are generally exempt.
California has no statewide cap on late fees, but courts routinely treat excessive fees as unenforceable penalties. There is no statewide mandatory grace period, though many local ordinances provide one. Landlords must give 30 days' written notice for a rent increase of 10% or less, and 90 days' notice for any increase above 10%.
For nonpayment of rent, a landlord must serve a 3-day notice to pay rent or quit before filing an unlawful detainer lawsuit. The 3 days are business days; weekends and judicial holidays do not count. The notice must state only the rent owed (not late fees or utilities), include the start date, end date, and date of service, and clearly state the deadline to avoid eviction.
Tenants covered by AB 1482 (those who have lived in a unit for more than 12 months) can only be evicted for just cause, such as nonpayment, lease violations, or owner move-in. No-fault evictions (like owner move-in) require the landlord to pay 1 month's rent in relocation assistance. After a valid 3-day notice goes unpaid, the landlord may file in Superior Court; tenants now have 10 court days to respond (up from 5, under AB 2347).
Landlords must give tenants at least 24 hours' written notice before entering the unit under Civil Code Section 1954. Entry is only permitted for specific reasons: making repairs, showing the unit to prospective tenants or buyers, or if the tenant has abandoned the property. Emergency entry (such as a fire or flooding) requires no advance notice.
For repairs that threaten health or safety, a landlord has roughly 24 to 72 hours to respond after receiving written notice. Routine repair requests must be addressed within 30 days. Failure to repair can allow tenants to legally withhold rent or repair-and-deduct (for costs up to 1 month's rent).
California landlords must maintain a habitable unit at all times under the implied warranty of habitability. The unit must have working heat, plumbing, hot and cold water, electricity, weatherproofing, and a functioning stove and refrigerator. Tenants may withhold rent, sue for damages, or use the repair-and-deduct remedy when a landlord fails to meet this standard.
Retaliation against a tenant for complaining about habitability, contacting a housing authority, or exercising any legal right is illegal. If a landlord raises rent, reduces services, or begins eviction proceedings within 180 days of a tenant's protected action, California law presumes the action is retaliatory. The burden then shifts to the landlord to prove otherwise.
California prohibits housing discrimination based on race, color, religion, sex, national origin, disability, familial status, marital status, sexual orientation, gender identity, immigration status, and source of income (such as Section 8 vouchers). The California Fair Employment and Housing Act applies in addition to federal fair housing law, giving tenants broader protections than most other states.
A tenant may legally break a lease early without penalty if the unit is uninhabitable, the landlord has violated the tenant's privacy, or the tenant is a victim of domestic violence, sexual assault, or stalking. Small claims court handles disputes up to $12,500 for individuals. Lease clauses that waive tenant rights guaranteed by California law are unenforceable.
This guide is general information, not legal advice. Governing statute: California Civil Code Sections 1940-1954.1; Code of Civil Procedure Section 1161. Laws change; confirm the current statute or consult an attorney before acting. Last reviewed 2026-06-05.
California FAQ
**1 month's rent** is the maximum for most California landlords, under AB 12 effective July 1, 2024. A small exception allows landlords who personally own no more than 4 rental units to collect up to 2 months' rent, but never more than 1 month if the tenant is an active-duty military member.
Yes. AB 1482 (the Tenant Protection Act) caps annual rent increases at **5% plus local CPI, or 10%, whichever is lower** for most multi-family buildings at least 15 years old. The cap for 2025-2026 is 6.3%. Single-family homes, condos, and newer buildings are generally exempt.
At least **24 hours' written notice** is required before a landlord may enter a rental unit, under Civil Code Section 1954. Emergency situations such as fire or flooding are the only exception, and no advance notice is required in those cases.
**21 days** after the tenant vacates. The landlord must include an itemized statement of any deductions and, since April 1, 2025, dated photographs of any damage or cleaning that justifies a deduction.
Landlords must serve a **3-day notice to pay rent or quit** before filing an eviction lawsuit. The 3 days are business days only; weekends and court holidays do not count. If the tenant does not pay or vacate within that window, the landlord may file an unlawful detainer action in Superior Court.
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