California Landlord-Tenant Law 2026: The Plain-English Guide
California has the most tenant-protective landlord law in the country, and it changed significantly in 2024. If you're landlording in California with pre-2024 assumptions, you're probably violating something. Here's the current plain-English version.
Security deposits (AB 12 changed everything)
- Since July 1, 2024, security deposits are capped at one month's rent for unfurnished units — regardless of furnished status (the old 2-month furnished rule is gone).
- Exception: if you're a natural person (or an LLC whose members are all natural persons) owning no more than 2 properties totaling 4 or fewer units, you can charge up to 2 months' rent.
- Return deadline: 21 calendar days after move-out, with an itemized statement of deductions.
- Penalty: bad-faith withholding = up to 3x the deposit in damages.
- First month's rent is not part of the deposit and isn't subject to these rules.
Use our Security Deposit Deadline Finder and deductions guide.
Rent caps and increases (AB 1482)
The Tenant Protection Act of 2019 (AB 1482) caps annual rent increases at 5% + CPI, max 10% for covered properties (most buildings 15+ years old, with exemptions for owner-occupied duplexes, single-family homes owned by natural persons, and newer construction).
- Notice: 30 days' written notice for increases of 10% or less; 90 days for increases over 10%.
- Properties exempt from AB 1482 still face local rent control in many cities (LA, San Francisco, Oakland, San Jose, and others have their own stricter ordinances — always check local law).
See how to raise rent legally.
Eviction and just cause
For AB 1482-covered properties, after 12 months of tenancy (or 24 if a new adult is added), you need just cause to evict:
- At-fault: nonpayment, lease violations, nuisance, illegal activity.
- No-fault: owner move-in, substantial remodel, withdrawal from rental market (Ellis Act) — these require relocation assistance (one month's rent).
- 3-Day Notice to Pay or Quit for nonpayment; 3-Day to Cure or Quit for curable violations; 30/60-Day notices for no-fault terminations (60 days if tenant occupied 1+ years).
California evictions are slow and technical — contested cases routinely take 2–4 months. Never attempt self-help. Full process: how to evict a tenant.
Repairs and habitability
- California's implied warranty of habitability is non-waivable. Units must have working plumbing, heating, electrical, waterproofing, and be free of vermin and debris.
- Repair-and-deduct: after proper written notice and a reasonable time, tenants can repair and deduct up to one month's rent (twice per 12 months, with strict procedures).
- Retaliation for habitability complaints is illegal.
Entry rights
- 24 hours' written notice before entry, during normal business hours.
- Permitted reasons: repairs, showings, inspections, emergencies (no notice needed).
- Abuse of access = tenant harassment, which California courts take seriously.
The bottom line
California punishes landlords who wing it: the AB 12 deposit cap, AB 1482 rent caps, just-cause requirements, and 3x deposit penalties form a minefield for the uninformed. But it's all learnable and procedural. Document everything, give proper notices, and when in doubt, consult a California landlord-tenant attorney before acting — it's cheaper than the penalty.
This is general information, not legal advice. California cities often layer stricter local ordinances on top of state law — always check local rules.