Running an apartment building in Los Angeles means a lot more paperwork than it used to. The state has added new disclosure requirements, updated security deposit rules, and overhauled move-in inspection procedures, all in the last two years. Miss the wrong form and you could lose your right to keep any part of a security deposit, or face a fair housing complaint.
This page breaks down the essential California landlord forms, what each one does, and why getting them right matters in the LA market.
This is for informational purposes only and does not constitute legal advice. Consult a qualified attorney for guidance specific to your situation.
Whether you own a 4-unit building in Koreatown or a 20-unit in the San Fernando Valley, these forms are the foundation of a legally sound tenancy.
Form 01
Residential Lease or Rental Agreement
Your lease is your single most important document. In California, it must clearly state the rent amount, payment due date, late fees (capped at reasonable amounts under Civil Code 1671), the security deposit amount, and rules around lease termination.
As of 2025, updated lease forms from industry associations like the California Apartment Association (CAA) include required language about lock replacement costs, specifically noting when landlords are legally required to change locks at no charge to the tenant.
LA-specific note: If your property is subject to the Los Angeles Rent Stabilization Ordinance (RSO), typically buildings built before October 1, 1978 with two or more units, your lease must include RSO disclosure language. Failure to include it can complicate evictions and rent increase notices.
Form 02
Security Deposit Itemization (Civil Code 1950.5)
California's security deposit law was significantly tightened under AB 12, effective July 1, 2024. Most landlords are now limited to a maximum of one month's rent as a security deposit, down from two months for unfurnished units. Small landlords who own no more than two properties with four or fewer total units may still collect up to two months.
When a tenant moves out, you have 21 days to return the deposit and provide an itemized statement of deductions.
New photo requirement (2025): For tenancies beginning on or after July 1, 2025, landlords must photograph the unit immediately before or at the start of the tenancy, and again before any repairs or cleaning are done after move-out. Use a current Itemized Disposition of Security Deposit form (such as CAA Form CA-290) that includes space to document these photos. Without proper documentation, you risk losing the right to make deductions and potentially face a penalty of up to 2x the deposit amount.
Form 03
Move-In / Move-Out Inspection Checklist
Beginning July 1, 2025, housing providers in California are required to take photos of a unit just before or at lease signing. A thorough written checklist documenting the condition of every room, appliance, and fixture at move-in is your best protection against disputes at move-out.
Do this walk-through with the tenant present. Have them sign the form. It takes 20 minutes and can save you thousands in small claims court.
Form 04
Notice to Enter (Civil Code 1954)
California landlords must give at least 24 hours' written notice before entering a rental unit, for repairs, inspections, or showing the unit to prospective tenants or buyers. There are narrow exceptions for emergencies. Non-compliance can expose you to claims of harassment or breach of the covenant of quiet enjoyment.
Keep a template Notice to Enter on file so you can generate one quickly without improvising the required language.
Form 05
Required California Disclosures
California law requires landlords to provide several written disclosures at or before lease signing:
Lead-based paint (pre-1978 buildings)
Mold and ventilation notice
Bed bug disclosure
Flood zone disclosure (if applicable)
Methamphetamine contamination notice (if applicable)
Sex offender database notification
Pest control notice (if pesticides are used)
LADBS Certificate of Occupancy compliance (LA properties)
Missing a required disclosure can void your right to certain remedies, including the ability to keep a security deposit for cleaning or damage.
Form 06
Rental Application
A standardized rental application collects the information you need to make a fair, consistent screening decision: income, employment, rental history, references, and consent to run a background and credit check. Under California law (Civil Code 1950.6), screening fees are capped at $64.50 per applicant in 2025 and must be refunded if a decision is not made within certain timeframes under AB 2493.
Los Angeles has some of the most tenant-protective laws in the country. That is not a complaint, it is just a fact you need to operate around. The landlords who get into trouble are not usually the ones acting in bad faith. They are the ones using outdated forms, skipping disclosures, or handling security deposits informally.
In a city where a single contested eviction can drag on for six months, the paperwork you complete on Day 1 of a tenancy can determine whether you have any leverage at the end of it.
The right forms also protect you in the other direction: a well-drafted lease with RSO disclosures, proper notice requirements, and current deposit language signals to tenants, and to a judge if it comes to that, that you are a professional operator.
The two most reliable sources for up-to-date, California-compliant landlord forms are:
California Apartment Association (CAA): caanet.org. CAA updates its form library each year to reflect new legislation. Membership provides access to the full suite of compliant forms.
Apartment Association of Greater Los Angeles (AAGLA): aagla.org. AAGLA provides forms, legal guidance, and compliance updates tailored specifically to LA-area property owners.
We recommend working with an attorney to review your lease template at least annually given how frequently California landlord-tenant law changes.
For most landlords, California's AB 12 limits the security deposit to one month's rent, regardless of whether the unit is furnished or unfurnished. An exception applies to small landlords (natural persons owning no more than two properties with four or fewer total units), who may still collect up to two months. This change took effect July 1, 2024.
Under Civil Code 1950.5, California landlords must return the security deposit, or provide an itemized written statement of deductions with any remaining balance, within 21 calendar days of the tenant vacating the unit. Missing this deadline can result in forfeiting the right to any deductions.
No. California does not mandate one official lease form. However, leases must include certain provisions and disclosures required by state law. Many LA landlords use forms from the California Apartment Association (CAA) or Apartment Association of Greater Los Angeles (AAGLA), which are updated annually to reflect current requirements.
California landlords must provide disclosures for lead-based paint (pre-1978 buildings), mold, bed bugs, flood risk, methamphetamine contamination (if applicable), and nearby sex offender information. LA properties subject to the RSO must also include rent stabilization disclosure language. Missing disclosures can limit your legal remedies.
As of 2025, landlords must photograph rental units at the start of a tenancy (for leases beginning July 1, 2025 or later) and again before making any repairs or cleaning after a tenant vacates. These photos must accompany the itemized security deposit statement. Failure to provide them can invalidate your deduction claims.
This content is for informational purposes only and does not constitute legal advice. Consult a qualified attorney for guidance specific to your situation and property.
