Roommate agreement (Los Angeles, CA)

Legal advice recommended before use.

A roommate agreement isn't a lease, but it prevents most roommate disputes by writing down who pays what and how you'll handle the deposit, guests, and moving out. In Los Angeles, this sits alongside your lease with the landlord, which still controls your tenancy and any Rent Stabilization Ordinance (RSO) protections.

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Template, not legal advice. This specific document has not yet been reviewed by a licensed California attorney and should not be relied on until it has. A roommate agreement governs the roommates; your lease with the landlord still controls your tenancy. California security deposit rules (Cal. Civil Code §1950.5, as amended by AB 12 and AB 2801) apply to the deposit held by the landlord.

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Frequently asked questions

Is a roommate agreement legally binding in California?

Yes — it's a private contract among the roommates, enforceable like any other contract under California law. It does not bind the landlord and doesn't replace the lease; it only governs the roommates' arrangements with each other (rent splits, deposit contributions, house rules).

How much can our LA landlord charge as a security deposit?

Under Cal. Civil Code §1950.5, as amended by AB 12 (effective July 1, 2024), most landlords may charge no more than one month's rent as a security deposit, regardless of furnishing. A narrow exception lets small landlords (a natural person or an LLC of natural persons owning no more than 2 rental properties totaling no more than 4 units) charge up to two months' rent if the unit is unfurnished and they have no pet deposit. Whatever the total, this agreement should record exactly how much each roommate contributed toward it.

When must the deposit be returned, and does the landlord have to prove what they kept?

The landlord must return the deposit (or an itemized statement of deductions plus any remaining balance) within 21 days after you vacate (Cal. Civil Code §1950.5(g)(1)). Since AB 2801 (fully effective July 1, 2025), landlords must also take date-stamped photos at move-in, at move-out before repairs, and after repairs/cleaning, and must attach the relevant before/after photos to any itemized deduction — a deduction without supporting photos can be deemed invalid.

Can a Roommate be added or removed without the landlord's involvement?

Not if it changes who is named on the lease. Adding or removing a tenant named on the lease requires the landlord's consent. If your lease requires consent to add an occupant or sublet and is silent on the standard, California law implies that consent may not be unreasonably withheld (Cal. Civil Code §1995.260); a landlord who fails to state a reasonable, written objection within a reasonable time after a written request may be treated as having consented.

Does this agreement override the lease or Los Angeles's rent stabilization rules?

No. This agreement only governs the roommates' relationship with each other. The lease, the LA Rent Stabilization Ordinance (RSO) or LA County RSTPO where the unit qualifies, and the statewide Tenant Protection Act (AB 1482) continue to govern the tenancy itself, rent increases, and eviction protections regardless of what the roommates agree among themselves.

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