California Landlord-Tenant Laws (2026): Deposits, Notice, and Tenant Rights

California landlords may hold a maximum security deposit of one month's rent (since July 1, 2024, under AB 12) and must return it within 21 days of move-out. Landlords must give tenants 24 hours of written notice before entering, except in genuine emergencies.

Security deposits in California

California's security deposit rules were significantly tightened by AB 12, which took effect July 1, 2024. For most residential tenancies, landlords may collect no more than one month's rent as a security deposit. A narrow exception lets some small landlords still charge up to two months' rent, but Cal. Civ. Code 1950.5(c)(5)(A) requires two conditions together, not one: the landlord must be a natural person, or a limited liability company in which all members are natural persons, and the landlord must own no more than two residential rental properties that collectively include no more than four dwelling units offered for rent. A corporation, or an LLC with any member that is not a natural person, does not qualify no matter how few units it owns. Subparagraph (B) adds that the exception does not apply at all if the prospective tenant is a service member, so the one month cap in 1950.5(c)(1) governs that tenancy.

Landlords must return the deposit, with an itemized written statement of any deductions, within 21 calendar days of the tenant vacating the unit. Allowable deductions include unpaid rent, cleaning costs beyond ordinary wear and tear, and repair of damage caused by the tenant. California does not require landlords to hold deposits in a separate interest-bearing account, but the deposit remains the tenant's money and may not be commingled with the landlord's personal funds as a practical matter.

Tenants who do not receive their deposit or an itemized accounting within 21 days may sue in small claims court. Under Cal. Civ. Code 1950.5(m), a bad faith claim or retention of the security may subject the landlord to statutory damages of up to twice the amount of the security, in addition to actual damages. That penalty is measured against the full security deposit, not just the portion the landlord wrongly kept.

When can a landlord enter? Notice rules

California Civil Code 1954 requires landlords to give at least 24 hours of written notice before entering a rental unit for non-emergency purposes. The notice must state the date, approximate time, and reason for entry. Landlords may only enter during normal business hours (8 a.m. to 5 p.m. on weekdays) unless the tenant agrees to a different time.

In a genuine emergency (fire, flooding, gas leak, or other immediate threat to life or property), the landlord may enter without advance notice. Cal. Civ. Code 1954(e) lists only two other situations in which notice is not required: when the tenant is present and consents to the entry at the time, and after the tenant has abandoned or surrendered the unit. Entry pursuant to a court order is a lawful purpose for entry under 1954(a)(4), but it is not one of the notice exemptions in 1954(e), so the 24 hour written notice duty still applies. Repeated entries without proper notice, or entries at unreasonable hours, can constitute harassment under California law and may give the tenant grounds for damages or early termination.

Proper notice may be given in writing, posted on the main entry, or handed to the tenant personally. Email or text notice is acceptable if the tenant has previously agreed to receive notices that way. If the tenant and landlord have an existing written agreement about entry procedures, that agreement controls.

Ending a lease: notice to vacate

To end a month-to-month tenancy in California, either party must give written notice. The required notice period depends on how long the tenancy has lasted. For tenancies under one year, 30 days notice is sufficient for either party. For tenancies of one year or longer, the landlord must give the tenant 60 days notice, while the tenant still only needs to give 30 days.

These timelines apply to no-fault, at-will terminations of month-to-month tenancies. A landlord who wants to end a tenancy because the tenant has not paid rent or has violated the lease must follow a different process, starting with a formal notice to quit. For help with that process, see the California eviction notice generator.

If the unit is covered by just-cause eviction protections under AB 1482 (generally residential units that are more than 15 years old and not owner-occupied), the landlord must have a qualifying reason to terminate and may owe relocation assistance for no-fault terminations.

Repairs and the warranty of habitability

Every residential landlord in California is bound by the implied warranty of habitability under Cal. Civ. Code 1941. Landlords must maintain rental units in a condition fit for human habitation, including functioning plumbing and heating, weatherproofing, safe electrical systems, and freedom from pest infestations. Failure to maintain these conditions can constitute a constructive eviction.

California gives tenants a meaningful self-help remedy called repair-and-deduct, governed by Cal. Civ. Code 1942. If a landlord fails to address a habitability problem within a reasonable time, the tenant may hire a licensed contractor or service provider and deduct the reasonable cost from the next month's rent. The 30 day yardstick comes from the statute itself, not from case law: Cal. Civ. Code 1942(b) provides that a tenant who acts to repair and deduct after the 30th day following notice is presumed to have acted after a reasonable time. That presumption is rebuttable, and a shorter period can be reasonable when the hazard is urgent. The deduction is capped at one month's rent and may be used no more than twice in any 12-month period. Tenants should document all repair requests in writing, keep copies, and retain receipts for work performed.

For larger repairs or persistent landlord non-compliance, tenants may also pursue rent escrow in court (paying rent to the court while the dispute is pending), sue for damages, or in serious cases invoke the right to terminate the lease.

Rent, late fees, and rent control

California does not cap late fees by statute, but courts have held that a late fee must bear a reasonable relationship to the landlord's actual costs of late payment. An excessive flat fee that functions as a penalty rather than a liquidated-damages estimate is at risk of being struck down. Lease provisions specifying a late fee should be clearly labeled as such.

Rent control in California operates on two tracks. The statewide AB 1482 law, in effect since January 1, 2020, caps annual rent increases at 5% plus the local rate of inflation, with an absolute ceiling of 10% per year. Because the formula tracks regional inflation, the maximum allowable increase resets every year on August 1 for the following twelve months. For increases that take effect between August 1, 2026 and July 31, 2027, the cap is 8.7% in the Los Angeles-Long Beach-Anaheim area, 8.8% in the San Francisco Bay Area, 8.2% in the San Diego area, 8.1% in the Riverside-San Bernardino-Ontario area, and 8.6% for the rest of California. Our rent increase cap calculator computes the current percentage cap for California, including the regional adjustment this law requires. AB 1482 applies to most apartment buildings that are at least 15 years old and not single-family homes or condos owned by a natural-person landlord. Newer buildings, single-family homes (unless owned by a corporate entity), and condos are generally exempt.

On top of the AB 1482 floor, many California cities maintain their own, stronger rent control ordinances (Los Angeles, San Francisco, Oakland, Berkeley, Santa Monica, and others). These local laws can set lower percentage caps and are preserved by Costa-Hawkins, which limits local ordinances to buildings built before a set date (typically 1980 or earlier depending on the city). If a unit is covered by both AB 1482 and a local ordinance, the more protective rule for the tenant applies.

For any rent increase, landlords must give tenants at least 30 days advance written notice. If the increase exceeds 10%, 90 days notice is required.

If you have a landlord-tenant dispute in California

The first step in any dispute is documentation. Save all written communications with your landlord in a dedicated folder. Photograph any habitability issues with timestamps. Send all formal notices (repair requests, deposit demands, notice to vacate) by certified mail so you have a delivery record.

For security deposit disputes, California small claims court handles claims up to $12,500 (for individuals), and the process is designed so that most people can represent themselves without an attorney. Filing fees are modest and the case typically resolves in 30 to 70 days. Bring your lease, move-in and move-out inspection reports, photos, and any written correspondence.

For habitability issues, contact your city or county code-enforcement department. A code-inspection report documenting a violation strengthens a repair-and-deduct or rent-reduction claim considerably. The California Department of Consumer Affairs provides landlord-tenant guides at no cost. Local legal aid organizations serve low-income renters with free or reduced-cost counsel.

For complex disputes, including eviction defense, AB 1482 just-cause violations, or habitability lawsuits seeking substantial damages, consulting a tenant-rights attorney is worthwhile. Many California attorneys offer free initial consultations and handle tenant cases on contingency.

This article is general legal information, not legal advice. Landlord-tenant rules vary by state and city and change, and some cities add their own ordinances. For advice about a specific situation, consult a licensed attorney or your state housing agency.

Related pages: Landlord-Tenant Laws by State (hub) | California Eviction Notice Generator | California Squatters Rights

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Frequently Asked Questions

How long does a landlord have to return my deposit in California?

A California landlord must return the security deposit, along with an itemized written statement of any deductions, within 21 calendar days of the date the tenant vacates the unit. Missing this deadline can cost the landlord the right to keep any portion of the deposit, and a bad faith claim or retention can expose the landlord to statutory damages of up to twice the amount of the security deposit under Cal. Civ. Code 1950.5(m), in addition to actual damages.

What is the maximum security deposit in California?

Since July 1, 2024 (AB 12), the standard cap is one month's rent for most landlords. A small landlord may still collect up to two months' rent, but only if the landlord is a natural person (or an LLC whose members are all natural persons) and owns no more than two residential rental properties with four or fewer total dwelling units, and that exception does not apply at all when the prospective tenant is a service member. Pet deposits are no longer allowed as an add-on under the new law.

How much notice must a landlord give to enter in California?

California law requires at least 24 hours of written notice before a landlord may enter for repairs, inspections, showing the unit, or other non-emergency purposes. Entry must occur during normal business hours (8 a.m. to 5 p.m. on weekdays) unless the tenant agrees otherwise. Cal. Civ. Code 1954(e) waives the notice requirement in only three situations: an emergency, the tenant being present and consenting at the time of entry, and after the tenant has abandoned or surrendered the unit. A court order authorizing entry does not remove the notice duty.

How much notice is needed to end a month-to-month lease in California?

If the tenancy is under one year, either party may end a month-to-month lease with 30 days written notice. If the tenancy has lasted one year or more, the landlord must give 60 days notice, but the tenant still only needs to give 30 days. Units covered by AB 1482 also require a just-cause reason for landlord-initiated terminations.

Can a landlord raise rent in California?

For units covered by AB 1482 (most apartments at least 15 years old), annual rent increases are capped at 5% plus local CPI, with a maximum of 10% per year. Many cities also have their own stronger rent control ordinances. Newer buildings, owner-occupied single-family homes, and condos are generally exempt from the statewide cap.

Can I withhold rent for repairs in California?

California gives tenants a repair-and-deduct remedy (Cal. Civ. Code 1942): if a landlord fails to fix a habitability issue after a reasonable notice period, the tenant may hire a repair person and deduct the cost from rent, up to one month's rent, twice per year. Full rent withholding without a court order carries risk; repair-and-deduct is the safer statutory path.