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California room rental agreement
Written for California law, checked October 1, 2026 General information, not legal advice
Rentari offers a general room-rental agreement form, but it is not tailored to California or every local rule. Review the room, shared spaces, occupancy requirements, and applicable California and city rules before using a form. The state table below covers selected deposit and entry rules, not every room-rental requirement.
California rules that apply
- Security deposit limit
- 1 month's rent
- on top of the first month's rent; 2 months for a qualifying small landlord, never from a service member
- Cal. Civ. Code § 1950.5(c)(1), (c)(5)
- Notice before entry
- 24 hours
- reasonable written notice; 24 hours is presumed reasonable
- Cal. Civ. Code § 1954(d)(1)
Security deposit limit
You may not demand or receive security, however it is labeled, of more than one month's rent, in addition to any rent for the first month paid on or before move-in. Security means any payment, fee, deposit or charge imposed at the start of the tenancy to cover the cost of processing a new tenant or as an advance payment of rent, used for any purpose, so a pet deposit or a move-in fee counts toward the limit; an application screening fee does not.
Cal. Civ. Code § 1950.5(b), (c)
More detail (6)
- A landlord who is a natural person, or a limited liability company whose members are all natural persons, and who owns no more than two residential rental properties with no more than four dwelling units offered for rent in total, may take up to two months' rent. A settlor or beneficiary of a family trust counts as a natural person. Cal. Civ. Code § 1950.5(c)(5)(A), (C)
- The two-month limit never applies to a prospective tenant who is a service member, and you may not refuse to rent to a service member because of that. Cal. Civ. Code § 1950.5(c)(5)(B)
- If you charge a service member more than your standard or advertised security because of credit history, credit score, housing history or a similar factor, give a written statement of the higher amount and the reason on or before the date the lease is signed, put the return date in the lease, and return the extra after no more than six months of residency if the tenant is not behind on rent. Cal. Civ. Code § 1950.5(c)(4)
- An advance payment of at least six months' rent on a lease of six months or longer is outside the limit. Cal. Civ. Code § 1950.5(c)(2)
- The lease may not call any security nonrefundable. Cal. Civ. Code § 1950.5(n)
- The limit does not apply to security collected or demanded before July 1, 2024. Cal. Civ. Code § 1950.5(c)(6)
The lease states the deposit and says that all security, including any pet deposit and any move-in fee, stays within one month's rent, or two months where the landlord represents that it qualifies as a small landlord and no tenant is a service member, and it treats a move-in fee as refundable security.
Landlord entry
You may enter only in an emergency, to make necessary or agreed repairs or services, to show the unit to buyers, lenders, tenants, workers or contractors, for the move-out inspection, after the tenant has abandoned or surrendered the unit, under court order, or for the other purposes the section lists. Except in an emergency or with the tenant's consent at the time, give reasonable written notice and enter only during normal business hours.
Cal. Civ. Code § 1954(a), (b), (d)(1)
More detail (3)
- The notice must state the date, approximate time and purpose of the entry. You may deliver it personally, leave it with someone of suitable age at the unit, or leave it on, near or under the usual entry door. Twenty-four hours is presumed reasonable notice; a mailed notice is presumed reasonable if mailed at least six days before entry. Cal. Civ. Code § 1954(d)(1)
- To show the unit to buyers, notice may be oral if you told the tenant in writing within the last 120 days that the property is for sale; leave written evidence of the entry inside. Cal. Civ. Code § 1954(d)(2)
- No notice is needed to respond to an emergency, if the tenant is present and consents at the time, or after the tenant has abandoned or surrendered the unit. You may not abuse the right of access or use it to harass the tenant. Cal. Civ. Code § 1954(c), (e)
The lease repeats the written notice, business hours, notice contents, the 24-hour and six-day mailing presumptions and the no-notice cases.