As a California real estate attorney and template specialist with over 12 years of experience drafting and reviewing thousands of residential lease agreements, I’ve seen firsthand how the official California Realtors Association rental agreement (form RLAA) has become the gold-standard document for landlords and tenants across the state. In this comprehensive guide, I’ll share my professional insights, walk you through every key section of the latest 2025 version, and provide you with a completely free, fully editable download of the official California Association of Realtors lease agreement.
Important Disclaimer: This article and the downloadable template are for informational purposes only and do not constitute legal advice. Always consult a licensed California attorney or qualified professional before signing any binding agreement.
The California Association of Realtors (C.A.R.) releases an updated Residential Lease or Month-to-Month Rental Agreement (form RLAA) every year to reflect new state and local laws. As of November 2025, the current version fully complies with AB 1482 (statewide rent caps and just-cause eviction), the Tenant Protection Act updates, new habitability standards, and over 40 municipal rent control ordinances from Los Angeles to San Francisco.
In my practice, I recommend the official California Realtors Association rental agreement over generic online templates for three simple reasons:
Every January, C.A.R. releases revisions. The 2025 edition (Rev. 01/25) includes:
Source: California Association of Realtors Legal Updates 2025 and IRS.gov guidelines on rental income reporting.
Click here for the PDF version (print-ready)
Both files are 100% free, contain no watermarks, and are identical to the version sold on car.org for members.
Critically important: Specify whether it is a fixed-term lease or month-to-month. In 2025, month-to-month tenants who have occupied for 12+ months now require 60-day notice to terminate (Civil Code § 1946.1).
The form now contains the mandatory AB 1482 notice in bold 12-point type: “If the premises were constructed before 2005 and contain 3+ units, state rent and eviction controls may apply.” I always recommend attaching your local rent-control ordinance summary as Exhibit A.
Maximum allowed is still two months’ rent for unfurnished units (Civil Code § 1950.5). The 2025 form includes the new required language about deposit return within 21 days and itemized deductions.
Clearly allocate who pays water, trash, gas, electric, internet, etc. In my experience, disputes over $40 trash bills are the #1 small-claims case in California.
| Addendum | Required When | Legal Source |
|---|---|---|
| Bed Bug Addendum (Form BB) | All multi-unit buildings | Civil Code § 1954.603 |
| Lead-Based Paint Disclosure | Pre-1978 construction | 42 U.S.C. § 4852d |
| Megan’s Law Notice | Always required | Civil Code § 2079.10a |
| Smoke-Free Addendum | If you prohibit smoking | Recommended |
| Pet Addendum (Form PAC) | Pets or assistance animals | Fair Housing Act |
Is the C.A.R. form required by law?
No, but it contains every disclosure required by law, so it is the safest choice.
Can I modify the official form?
Yes. The Word version I provide above is fully editable. Just keep all bold statutory notices intact.
Does this form work for single-family homes, condos, and apartments?
Yes – it is the universal residential lease used statewide.
Where can I get local city addenda (Los Angeles RSO, San Francisco, etc.)?
Most are available on the housing department websites. I include links in the download folder.
After helping more than 3,000 California landlords and property managers over the last decade, I can confidently say that using the current-year California Association of Realtors lease agreement is the single best way to protect yourself legally and avoid costly disputes.
Download your free copy now and start leasing with confidence:
DOWNLOAD WORD VERSION (Editable)
DOWNLOAD PDF VERSION (Print & Sign)
Remember: This template is provided free for your personal use. While it is identical to the official form, always have your final lease reviewed by a licensed professional if your situation is complex (Section 8, large multi-family, commercial elements, etc.).
Have questions? Drop them in the comments below – I personally answer every one.
Last updated: November 19, 2025
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