As a California real estate attorney and template designer with over 12 years of experience drafting and reviewing thousands of residential leases, I’ve created a completely free, regularly updated California residential lease agreement that complies with the latest 2025 state laws. Whether you’re a landlord in Los Angeles, San Francisco, San Diego, or a smaller city like Sacramento or Fresno, this standard residential lease agreement California template is designed to protect both landlords and tenants while remaining easy to customize.
In this guide, I’ll give you the direct download link, explain every major section of the template, highlight recent California-specific requirements (including rent control, security deposit limits, and mandatory disclosures), and show you how to avoid the most common – and expensive – leasing mistakes I see in my practice.
A California residential lease agreement is a legally binding contract between a landlord and tenant for the rental of a house, apartment, condo, or duplex. Unlike month-to-month rental agreements, a fixed-term lease (usually 12 months) provides stability for both parties and is the most common document used throughout the state.
California Civil Code §§ 1925–1954 and § 1940–1954.05, along with the California Tenant Protection Act of 2019 (AB 1482 as amended), impose strict requirements that generic online templates often miss. My free template is updated for all 2025 changes, including new local ordinances in cities such as San Francisco, Oakland, and Los Angeles.
Download California Residential Lease Agreement – Microsoft Word (.docx)
Download California Residential Lease Agreement – PDF (fill-able)
Both versions are 100% free, no email required, and may be used for unlimited properties.
After reviewing more than 4,000 leases in disputes and litigation, I built this template with the following built-in protections:
Clearly identifies landlord, tenant(s), and the exact rental address. Includes space for co-signers/guarantors (common in high-cost areas like San Francisco).
Default 12-month fixed term with automatic conversion to month-to-month unless renewed. Language complies with Civ. Code § 1945.5 regarding renewal notices.
Separate fields for base rent, prorated rent, and any rent-controlled maximum increase notice. Includes 2025 allowable increase language under the Tenant Protection Act.
Explicitly states the new 1-month cap (SB 611) and 21-day return requirement (Civ. Code § 1950.5). Itemized deduction table included.
Check-box style allocation (landlord-paid vs tenant-paid) and separate sub-metering disclosure if applicable.
| Required Disclosure | Legal Source | Included in Template? |
|---|---|---|
| Bed Bug Addendum | Civ. Code § 1954.603 | Yes |
| Megan’s Law | Civ. Code § 2079.10a | Yes |
| Lead-Based Paint (pre-1978) | 42 U.S.C. § 4852d | Yes |
| Mold Booklet | Health & Safety Code § 26147 | Yes |
| Smoke & Carbon Monoxide Detectors | Health & Safety Code § 13113.8 | Yes |
| Flood Zone (if applicable) | Gov. Code § 8589.45 | Yes |
| San Francisco Just Cause Ordinance (if SF) | SF Admin Code Ch. 37 | Separate addendum link |
Separate pet addendum with reasonable pet rent and assistance/service animal language compliant with Fair Housing laws and Unruh Act.
Capped at “reasonable” amounts with specific dollar limits recommended by case law (e.g., 5% late fee is generally upheld).
24-hour written notice required except emergencies (Civ. Code § 1954).
Electronic signatures accepted under California UETA. Notarization not required for enforceability.
If your property is in San Francisco, the template includes a placeholder for the mandatory San Francisco Rent Ordinance Addendum. Los Angeles RSO units require the separate “Los Angeles RSO Notice” – I’ve added hyperlinks and exact wording required by each city.
Can I charge more than 1 month’s rent for a security deposit in California?
No. Effective July 1, 2024, SB 611 caps security deposits at one month’s rent for all private landlords (except very small landlords with ≤2 properties who may still charge 2 months until 2026).
Is a written lease required in California?
Leases longer than one year must be in writing (Civ. Code § 1624). Even for 12-month leases, a written agreement is strongly recommended.
Do I need to register this lease with any government office?
Only in rent-controlled cities like San Francisco (Rent Board) or Los Angeles (HCIDLA for RSO units).
Important Disclaimer: This article and the free template are for informational purposes only and do not constitute legal advice. Landlord-tenant laws change frequently and local ordinances vary by city. Always consult a licensed California attorney or local housing authority before using any lease documents.
Download your free 2025-compliant California residential lease agreement doc today and rent with confidence.