Last reviewed July 2026
Written by LawLease Editorial
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California Property Management Agreement
This Property Management Agreement is built with California as the governing state. These are the California landlord-tenant rules that most often bear on it, with the statute for each.
California rules at a glance
| Security deposit limit | 1 month’s rent (up to 2 for small landlords who own ≤2 properties / ≤4 units); one cap covers any pet depositCiv. Code §1950.5 (AB 12) |
|---|---|
| Deposit return | 21 days with an itemized statement and move-out photosCiv. Code §1950.5(g) |
| No separate pet deposit | Pet deposits must fit inside the one-month cap; service and assistance animals are exempt from any pet deposit or pet rent. |
| Landlord entry | 24 hours’ written notice, during business hoursCiv. Code §1954 |
| Late fees | No fixed cap; must be a reasonable estimate of actual lossCiv. Code §1671(d) |
| Returned-check fee | $25 for the first bounced check and $35 for each one after (§1719). |
Security deposits in California
As of July 1, 2024 (AB 12), most California landlords may collect no more than one month’s rent as a security deposit — furnished or unfurnished — and a single cap covers any pet deposit.
- Small-landlord exception — A landlord who is a natural person (or an LLC of natural persons) owning no more than two properties totaling four or fewer units may charge up to two months’ rent — but servicemembers are always capped at one month (§1950.5(c)).
- No separate pet deposit — Pet deposits must fit inside the one-month cap; service and assistance animals are exempt from any pet deposit or pet rent.
- Return — The deposit and an itemized statement are due within 21 days of move-out, with copies of receipts for any repair or cleaning charge over $125 (§1950.5(g)).
- Photos — Landlords must take timestamped move-out photos (and, for tenancies starting on or after July 1, 2025, move-in photos) to support any deductions (AB 2801).
- Pre-move-out inspection — The tenant may request an inspection up to two weeks before leaving; the landlord gives 48 hours’ notice and a list of deficiencies so the tenant can fix them first (§1950.5(f)).
- Bad-faith penalty — Wrongfully withholding a deposit exposes the landlord to up to twice the amount withheld, plus actual damages (§1950.5(l)).
Rent, late fees & rent caps
For units covered by the statewide Tenant Protection Act (AB 1482), rent increases are limited to 5% plus the regional CPI, capped at 10% in any 12-month period, with only one increase per year (§1947.12). Single-family homes and condos owned by an individual, and buildings under 15 years old, are generally exempt from the cap — but the notice rules below still apply.
- Increase notice — 30 days’ written notice for an increase of 10% or less over the prior year; 90 days if the increase is more than 10% (§827).
- Late fees — No statutory number — California treats late fees as liquidated damages that must reasonably approximate the landlord’s actual loss, or they’re void as a penalty (§1671(d)).
- Returned-check fee — $25 for the first bounced check and $35 for each one after (§1719).
- No junk fees — Since July 2025, a landlord can’t charge a fee for paying rent by check or for serving a legal notice (SB 611).
- Local rent control — Costa-Hawkins limits how far cities can go, but places like Los Angeles, San Francisco, Oakland, and Santa Monica run their own stricter ordinances — check the local rent board.
Landlord entry & access
A California landlord must give reasonable written notice — 24 hours is presumed reasonable — stating the date, approximate time, and purpose, and may enter only during normal business hours (§1954). No notice is required in a genuine emergency. Any lease clause that waives the tenant’s entry-notice rights is void (§1953).
Tenant protections you can’t waive
- Non-waivable rights — A lease can’t make a tenant waive their security-deposit or entry-notice rights, or the right to sue the landlord (§1953).
- No separate pet deposit — Beyond the one-month cap (§1950.5(c), post-AB 12).
- No check or notice fees — SB 611 bars charging tenants to pay by check or to receive a legal notice.
- Source of income — Refusing a tenant because they pay with a Section 8 voucher is illegal statewide (Gov. Code §12955).
California Property Management Agreement FAQs
How much can a landlord charge for a security deposit in California?
Since July 1, 2024, most landlords may charge no more than one month’s rent, furnished or unfurnished (AB 12). A small landlord — a natural person owning two or fewer properties totaling four or fewer units — may charge up to two months, except for servicemembers, who are always capped at one month (§1950.5).
How long does a landlord have to return a deposit in California?
21 days after move-out, with an itemized statement, receipts for repair or cleaning charges over $125, and move-out photos. Withholding in bad faith can cost the landlord up to twice the amount wrongfully kept (§1950.5).
More California landlord documents
- California Residential Lease Agreement
- California Eviction Notice
- California Security Deposit Return Letter
- California Rent Increase Notice
- California Notice to Vacate
- California Application Approval Letter
- California Application Denial Letter
- California Background & Credit Check Authorization
- California Rental Application
- California Co-Signer Guarantor Agreement
- California Bed Bug Addendum
- California Mold & Mildew Addendum
- California No-Smoking Addendum
- California Parking & Storage Addendum
- California HOA & Community Rules Addendum
- California Crime-Free Housing Addendum
- California Utilities & Services Addendum
- California Early Termination Addendum
- California Lease Extension Addendum
- California Lead-Based Paint Disclosure
- California Military Clause (SCRA)
- California Pet Addendum
- California Cash for Keys Agreement
- California Mutual Lease Termination Agreement
- California Lease Renewal Agreement
- California Notice of Non-Renewal
- California Late Rent Notice
- California Lease Violation Notice
- California Notice of Entry
- California Move-In / Move-Out Inspection Checklist
- California Rent Receipt
- California Rent Verification Letter
- California Tenant Welcome Letter
- California Commercial Lease
- California Rent-to-Own Agreement
- California Short-Term Rental Agreement
- California Room Rental Agreement
- California Roommate Agreement
- California Spanish Lease Agreement
- California Sublease Agreement
- California Lease Amendment
Property Management Agreement in other states
- Alabama Property Management Agreement
- Alaska Property Management Agreement
- Arizona Property Management Agreement
- Arkansas Property Management Agreement
- Colorado Property Management Agreement
- Connecticut Property Management Agreement
- Delaware Property Management Agreement
- Florida Property Management Agreement
- Georgia Property Management Agreement
- Hawaii Property Management Agreement
- Idaho Property Management Agreement
- Illinois Property Management Agreement
- Indiana Property Management Agreement
- Iowa Property Management Agreement
- Kansas Property Management Agreement
- Kentucky Property Management Agreement
- Louisiana Property Management Agreement
- Maine Property Management Agreement
- Maryland Property Management Agreement
- Massachusetts Property Management Agreement
- Michigan Property Management Agreement
- Minnesota Property Management Agreement
- Mississippi Property Management Agreement
- Missouri Property Management Agreement
- Montana Property Management Agreement
- Nebraska Property Management Agreement
- Nevada Property Management Agreement
- New Hampshire Property Management Agreement
- New Jersey Property Management Agreement
- New Mexico Property Management Agreement
- New York Property Management Agreement
- North Carolina Property Management Agreement
- North Dakota Property Management Agreement
- Ohio Property Management Agreement
- Oklahoma Property Management Agreement
- Oregon Property Management Agreement
- Pennsylvania Property Management Agreement
- Rhode Island Property Management Agreement
- South Carolina Property Management Agreement
- South Dakota Property Management Agreement
- Tennessee Property Management Agreement
- Texas Property Management Agreement
- Utah Property Management Agreement
- Vermont Property Management Agreement
- Virginia Property Management Agreement
- Washington Property Management Agreement
- West Virginia Property Management Agreement
- Wisconsin Property Management Agreement
- Wyoming Property Management Agreement
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