California Room Rental Agreement

Whether you’re renting out an extra bedroom to cover your mortgage or hosting your friend for the foreseeable future, you’ll need a room rental agreement. California landlords use them to prevent misunderstandings and avoid disputes. 

Just like a standard California lease agreement, room rental agreements must include: 

• Required disclosures
• House rules
• Rent policies
• Responsibilities 

Here’s a complete guide to renting out rooms in the Golden State. We’ll cover federal and state laws, what to include, and how property management software can help streamline the process. 

Room Rental Laws

All California landlords must: 

• Provide safe, habitable housing.
• Comply with the Fair Employment and Housing Act (FEHA).
• Avoid landlord harassment.
• Notify tenants before entry.
• Make all mandatory disclosures in the lease agreement.

We’ll cover legal guidelines and landlord-tenant rights in this guide to California room rental agreements. But first, let’s discuss contract types and disclosures. 

Different Types of Room Rental Agreements in California

In California, you can use the following contract types: 

• Verbal agreement: Room rentals often rely on word-of-mouth agreements, but we recommend creating a clear written lease. 
• Fixed-term lease: These written contracts state the tenancy’s start and end date (usually 6 months to 1 year). They offer stability, but not flexibility.
• Month-to-month lease: “Tenancy at will” agreements automatically renew each month. Both parties can end them at any time, so there’s no long-term commitment. 

Consider your relationship with the tenant and whether you’re looking for flexibility or stability when selecting the right contract for you.

Required Landlord Disclosures

California landlords should always include the following in a room rental agreement:

1. Lead paint: Disclose lead-related hazards in properties built before 1978 (42 U.S.C. § 4852d). 
2. Landlord contact info: Provide the landlord/property manager’s name, address, and phone number (Cal. Civ. Code § 1962).
3. Shared utilities: If properties share electrical/gas meters, explain the billing process (Cal. Civ. Code § 1940.9).
4. Change of terms notice: Explain whether California’s rent cap and just cause rules apply (Cal. Civ. Code § 1946.2).
5. Smoking policy: Outline smoking restrictions (Cal. Civ. Code § 1947.5).
6. Bed bugs: Inform tenants about bed bugs and have them report infestations (Cal. Civ. Code § 1954.603).
7. Pest control: Disclose your extermination process and notify tenants before treatment (Cal. Civ. Code § 1940.8).
8. Just cause and rent limit: Explain termination notice requirements, eviction policies, and rent increase rules (Cal. Civ. Code § 1946.2).
9. Demolition: Tell tenants if you plan to demolish the property (Cal. Civ. Code § 1940.6).
10. Flooding: State whether the home is located in a flood zone (Cal. Gov. Code § 8589.45).
11. Ordinance locations: Inform tenants about military ordnance sites within one mile (Cal. Civ. Code § 1940.7).
12. Mold: Provide tenants with California’s informational guidelines on mold growth (Cal. HSC § 26147).
13. Deaths on the property: Disclose incidents within the last 3 years (Cal. Civ. Code § 1710.2).
14. Water beds: Provide a water bed statement (Cal. Civ. Code § 1940.5).
15. Sex offender registry: Include the Department of Justice’s official clause about the national sex offender registry (Cal. Civ. Code § 1710.2).
16. Carcinogenic materials: Inform tenants about carcinogens listed in Proposition 65 (Ca. HSC § 25607.34).
17. Methamphetamine/fentanyl contamination: Give written notice if the property has a history of methamphetamine or fentanyl (Ca. HSC § 25400.28).
18. Asbestos: Disclose asbestos contamination in properties built before 1979 (Ca. HSC § 25915).
19. Carbon monoxide detectors: Install carbon monoxide detectors if the property uses fossil fuels (Ca. HSC § 17926.1).
20. Water utilities: Outline billing details for water utilities (Cal. Civ. Code § 1954.204).

Security Deposit Rules

Maximum security deposit: California law caps security deposits at 2 months’ rent (Cal. Civ. Code § 1950.5).

Security deposit receipt: Provide written receipts for cash payments (Cal. Civ. Code § 1950.5).

Deduction tracking: Give tenants a written itemized statement of all deductions within 21 days of move-out (Cal. Civ. Code § 1950.5).

Security deposit return: You must return unused funds within 21 days of move-out (Cal. Civ. Code § 1950.5).

Pet deposits: These fees count towards the security deposit limit (Cal. Civ. Code § 1950.5).

Rent Payment Rules

Late rent fees: Landlords can charge reasonable late fees if they outlined them in the lease. 

Right to withhold rent: Tenants may withhold rent in certain circumstances, including habitability issues (Cal. Civ. Code § 1942).

Grace period: State law doesn’t require a grace period. 

Pet rent: Landlords can collect a reasonable pet rent, but not for service animals or Emotional Support Animals (Cal. Civ. Code § 54.1).

Rent Payment Increase Rules

Rent payment increase frequency: You can’t raise rent more than once in 12 months (Cal. Civ. Code § 1946.2).

Rent payment increase maximum: State law caps rent increases at the lesser of 5% plus the local CPI or 10% (Cal. Civ. Code § 1946.2).

Rent control/stabilization: In addition to the rules listed above, there are no other rent control policies. 

California Room Rental Agreement Breaches

Failure to pay: If tenants don’t pay rent, you can initiate legal eviction proceedings (Cal. Civ. Code § 1161).

Lease violations: Most contract breaches are cause for eviction, but consult a lawyer for specific guidance. 

Self-help evictions: All evictions outside of California’s court-ordered process are illegal, including changing the locks. 

Terminating a California Room Rental Agreement 

Month-to-month: If the tenant has lived there less than 1 year, California law requires 30 days’ notice. However, you must give 60 days’ notice if they’ve lived there longer than 1 year (Cal. Civ. Code § 1946.1).

Fixed-term: These contracts typically require tenants to pay penalties, but landlords must mitigate damages (Cal. Civ. Code § 1951).

Room abandonment: Send the tenant a Notice of Belief of Abandonment by Certified Mail (Cal. Civ. Code § 1951.3).

Tenant’s right to terminate: California tenants can avoid penalties in circumstances such as domestic violence (Cal. Civ. Code § 1946.7).

Landlord Access Laws

Immediate access: Landlords can only enter without notice in emergencies (fires or floods).

Landlord harassment: Any form of harassment is illegal, including repeatedly showing up unannounced.

Advance notice: California law requires 24 hours’ notice (Cal. Civ. Code § 1954).

Lease Agreement Renewal and Termination

Required renewals: To extend fixed-term leases, add a renewal clause, or sign a new contract.

Required notice: With month-to-month leases, give 30 days’ notice if the tenant has lived there for less than 1 year, and 60 days’ notice if they’ve lived there for longer than 1 year (Cal. Civ. Code § 1946.1).

Month-to-month considerations: These agreements renew automatically until termination. 

We hope this guide to a room rental agreement in California helps you create a smooth experience for everyone. 

Room Rental Agreement California FAQs

What to include in a California room rental agreement?

• Rent/security deposit details
• Mandatory disclosures
• Rules and responsibilities

How do I legally rent out a room?

Create a clear room rental agreement. California landlords must include all mandatory disclosures. 

How to make a California room rental agreement? 

Use a simple template, printable PDF, or landlord software to save time.