Los Angeles Residential Lease Agreement — Free
Pending attorney review
This document has not yet been reviewed by a licensed California attorney. Do not sign or rely on it as final until that review is complete — it may contain errors.
A plain-language Los Angeles / California residential lease agreement you can fill in right on this page, sign, and download as a completed PDF — free. It already reflects the California and LA rules landlords miss most: the AB 12 one-month security-deposit cap, the reasonable-late-fee standard under Civil Code §1671 (California has no statutory late-fee cap or grace period), the 21-day itemized deposit return, and the disclosures and riders every CA/LA lease needs, including the mandatory Megan's Law and bed-bug notices. Fill in the bracketed terms below, attach the riders that apply, and have an attorney review it before signing.
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Frequently asked questions
Is this Los Angeles lease agreement template free?
Yes. You can fill it in on this page, sign it, and download a completed PDF for free — no account required. It is a starting-point template, not legal advice, and this specific document has not yet been reviewed by a licensed California attorney.
How much can a security deposit be in California?
Since AB 12 took effect July 1, 2024, most landlords may collect no more than one month's rent as a security deposit (combined with any pet or key deposit), whether the unit is furnished or unfurnished. A narrow exception lets some small landlords (natural persons or all-natural-person LLCs owning ≤ 2 properties / ≤ 4 units total) charge up to two months — unless the tenant is an active-duty service member, in which case one month always applies (Civil Code §1950.5).
Can a Los Angeles landlord charge a late fee?
There is no statewide statutory cap or grace period, but a late fee must be a reasonable, good-faith estimate of the landlord's actual costs from late payment, not a penalty (Civil Code §1671). Courts have generally been skeptical of fees above roughly 5–6% of monthly rent. Some cities/ordinances add their own limits, so check local rules too.
What disclosures and riders must a CA/LA lease include?
Every California lease must include the verbatim Megan's Law notice (Civil Code §2079.10a) and a bed bug disclosure (Civil Code §1954.603). Depending on the building and situation, you may also need a pre-1978 lead-paint disclosure, mold disclosure, methamphetamine-contamination disclosure, move-in/move-out photo documentation (AB 2801), and — for rent-stabilized units — an LA RSO or LA County RSTPO notice.
Do I need a lawyer to use this lease?
Yes, before relying on it. This is a template, not legal advice, and this specific lease has not yet been reviewed by a licensed California attorney. Have one review it before signing — especially for rent-stabilized units or where AB 1482 just-cause protections apply.
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