A Landlord’s Guide to Lease Compliance in 2026: What California Property Owners Need to Know
Spring is peak season for the rental market in the Yuba-Sutter area. Leases are turning over, new tenants are moving in, and property owners are making decisions that will affect their investments for years to come. If you’re a landlord in Yuba City, Marysville, or the surrounding communities, now is the time to make sure your lease agreements and management practices are fully up to date with California law.
California’s landlord-tenant laws have changed significantly in recent years, and the consequences of non-compliance can be severe—from losing an eviction case to facing substantial penalties. At Rich, Fuidge, Bordsen & Galyean, we’ve helped property owners across the region protect their investments and navigate the legal landscape. Here’s what every landlord should be reviewing this spring.
Make Sure Your Lease Reflects Current California Law
If you’re still using a lease template you downloaded years ago—or one you’ve been recycling from tenant to tenant without updates—there’s a good chance it’s missing critical provisions required by current California law. An outdated lease can leave you exposed in a dispute and may even undermine your ability to enforce its terms.
At a minimum, your lease should include the required disclosures about bed bugs, mold, flooding, lead-based paint (for pre-1978 properties), and Megan’s Law. It should also clearly address rent payment terms, late fees, maintenance responsibilities, and the process for entering the unit. Having an attorney review your lease annually is one of the simplest and most cost-effective ways to protect your investment.
Understanding the Tenant Protection Act (AB 1482)
The California Tenant Protection Act remains one of the most consequential laws affecting landlords statewide. If your property is covered, you’re subject to two major requirements: a cap on annual rent increases (5% plus the local rate of inflation, or 10%, whichever is lower) and a “just cause” requirement for evictions of tenants who have occupied the unit for 12 months or more.
Some properties are exempt, including single-family homes owned by individuals (not corporations or LLCs) where proper written notice of exemption has been provided to the tenant, and units built within the last 15 years. However, the exemption for single-family homes requires that you actually deliver the required notice—without it, the exemption doesn’t apply. If you’re unsure whether your property is covered, it’s worth having an attorney evaluate your situation.
Security Deposit Changes You Need to Know
California recently changed its security deposit rules. As of July 1, 2024, landlords are limited to charging a maximum of one month’s rent as a security deposit, regardless of whether the unit is furnished or unfurnished. This is a significant change from the previous limits of two months’ rent for unfurnished units and three months’ rent for furnished units.
When a tenant moves out, you have 21 days to return the deposit along with an itemized statement of any deductions. Deductions must be reasonable and documented—you can deduct for unpaid rent, cleaning costs to restore the unit to its move-in condition (beyond normal wear and tear), and repairs for tenant-caused damage. Keeping detailed move-in and move-out inspection reports, complete with photographs, is essential to supporting any deductions you make.
The Eviction Process: Getting It Right the First Time
Evicting a tenant in California requires strict compliance with legal procedures, and even small missteps can result in your case being thrown out of court—forcing you to start over from the beginning. The process starts with proper written notice: a 3-day notice to pay rent or quit for nonpayment, a 3-day notice to cure or quit for lease violations, or a 30-day or 60-day notice for no-fault terminations (depending on the tenant’s length of occupancy).
Each type of notice has specific content and service requirements under California law. If the tenant doesn’t comply with the notice, you can file an unlawful detainer lawsuit. These cases move through the courts relatively quickly, but the process is unforgiving of errors. A notice with the wrong amount of rent owed, an incorrect address, or improper service can be grounds for dismissal. Working with an experienced landlord-tenant attorney from the start can save you significant time, money, and frustration.
Just Cause Eviction: What Qualifies?
If your property is covered by the Tenant Protection Act, you need “just cause” to evict a tenant who has been in the unit for 12 months or more. Just cause falls into two categories: at-fault and no-fault.
At-fault causes include nonpayment of rent, breach of a material lease term, nuisance, criminal activity on the premises, and refusal to allow the landlord lawful access. No-fault causes include the owner or a close family member moving into the unit, withdrawal of the unit from the rental market under the Ellis Act, and compliance with a government or court order. Importantly, no-fault evictions require you to provide relocation assistance—typically one month’s rent—to the displaced tenant. Failing to offer this assistance can invalidate the eviction.
Proper Entry and Tenant Privacy
As a landlord, you have the right to access your property for legitimate purposes—repairs, inspections, showing the unit to prospective tenants or buyers, and emergencies. However, California Civil Code Section 1954 requires that you provide at least 24 hours’ written notice before entering, and entry must occur during normal business hours except in genuine emergencies.
Violating a tenant’s right to privacy can expose you to liability and undermine your credibility in any future legal proceedings. Make it a practice to always provide written notice of entry and to document the purpose of each visit. A simple system for tracking notices goes a long way toward preventing disputes.
Final Thoughts
Being a landlord in California is more complex than ever, but staying informed and proactive is the best way to protect your investment and avoid costly legal disputes. Whether you need a lease review, help with an eviction, or guidance on compliance with the latest state laws, the attorneys at Rich, Fuidge, Bordsen & Galyean have been serving property owners in the Yuba-Sutter area for over a century. Don’t wait until a problem arises—reach out this spring and make sure your rental properties are on solid legal ground.
FAQs for California Landlords
How often should I update my lease agreement?
We recommend having your lease reviewed by an attorney at least once a year, or whenever there is a significant change in California landlord-tenant law. Using an outdated lease can leave you vulnerable in disputes and may prevent you from enforcing key provisions.
Can I evict a tenant for any reason?
Not necessarily. If your property is covered by the Tenant Protection Act and the tenant has lived there for 12 months or more, you must have “just cause” to evict. Even for properties not covered by the Act, you must follow proper notice and legal procedures. Self-help evictions—such as changing locks, shutting off utilities, or removing a tenant’s belongings—are illegal in California and can result in significant penalties.
What should I do if a tenant stops paying rent?
Begin by serving a proper 3-day notice to pay rent or quit. This notice must state the exact amount owed and comply with specific formatting and service requirements. If the tenant does not pay within three days, you can proceed with filing an unlawful detainer action in court. It’s critical to get the notice right—errors can delay the process significantly.
Is my single-family rental exempt from rent control?
Single-family homes owned by natural persons (not corporations, LLCs, or REITs) may be exempt from the Tenant Protection Act’s rent cap and just cause requirements. However, the exemption only applies if you have provided the tenant with a written notice of exemption as required by law. Without that written notice on file, your property is treated as covered regardless of ownership structure.